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Planning Commission Packet 04-23-2025 TOWN OF LOS GATOS PLANNING COMMISSION AGENDA APRIL 23, 2025 110 EAST MAIN STREET TOWN COUNCIL CHAMBERS 7:00 PM Emily Thomas, Chair Kendra Burch, Vice Chair Jeffrey Barnett, Commissioner Susan Burnett, Commissioner Steven Raspe, Commissioner Rob Stump, Commissioner IMPORTANT NOTICE This is a hybrid/in-person meeting and will be held in-person at the Town Council Chambers at 110 E. Main Street and virtually through the Zoom webinar application (log-in information provided below). Members of the public may provide public comments for agenda items in- person or virtually through the Zoom webinar by following the instructions listed below. The live stream of the meeting may be viewed on television and/or online at www.LosGatosCA.gov/TownYouTube. PARTICIPATION The public is welcome to provide oral comments in real-time during the meeting in three ways: Zoom webinar (Online): Join from a PC, Mac, iPad, iPhone or Android device: Please click this URL to join: https://losgatosca- gov.zoom.us/j/84581980917?pwd=HBC1JDVAnIv95RNwWbWOUU0PKq949O.1, Passcode: 943933. You can also type in 845 8198 0917 in the “Join a Meeting” page on the Zoom website at https://zoom.us/join and use passcode 943933. When the Chair announces the item for which you wish to speak, click the “raise hand” feature in Zoom. If you are participating by phone on the Zoom app, press *9 on your telephone keypad to raise your hand. Telephone: Please dial (877) 402-9753 for US Toll-free or (636) 651-3141 for US Toll. (Conference code: 602463). If you are participating by calling in, press #2 on your telephone keypad to raise your hand. In-Person: Please complete a “speaker’s card” located on the back of the Chamber benches and return it to the Vice Chair before the meeting or when the Chair announces the item for which you wish to speak. NOTES: (1) Comments will be limited to three (3) minutes or less at the Chair’s discretion. (2) If you are unable to participate in real-time, you may email planning@losgatosca.gov with the subject line “Public Comment Item #__” (insert the item number relevant to your comment). (3) Deadlines to submit written public comments are: 11:00 a.m. the Friday before the Planning Commission meeting for inclusion in the agenda packet. 11:00 a.m. the Tuesday before the Planning Commission meeting for inclusion in an addendum. 11:00 a.m. on the day of the Planning Commission meeting for inclusion in a desk item. Page 1 MEETING CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE VERBAL COMMUNICATIONS (Members of the public may address the Commission on matters not listed on the agenda and are within the subject matter jurisdiction of the Commission. Unless additional time is authorized by the Commission, remarks shall be limited to three minutes.) CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) (Before the Planning Commission acts on the consent agenda, any member of the Commission may request that any item be removed from the consent agenda. At the Chair’s discretion, items removed from the consent calendar may be considered either before or after the Public Hearings portion of the agenda.) 1. Draft Minutes of the April 9, 2025 Planning Commission Meeting 2. Consider Making a Recommendation to the Town Council on an Ordinance Amending Chapter 29 (Zoning Regulations) of the Town Code for Senate Bill 9 (SB 9) in Response to the Provisions of Senate Bill 450 (SB 450). The Proposed Amendments to the Town Code Are Not Considered a Project Under Section 15378 of the California Environmental Quality Act, and in Accordance with Government Code Section 66411.7(n) and 66452.21(g), Senate Bill 9 Ordinances Are Not a Project Subject to the California Environmental Quality Act. Town Code Amendment Application A-25-002. Project Location: Town Wide. Applicant: Town of Los Gatos. 3. Consider an Appeal of a Community Development Director Decision to Deny a Fence Exception Request for an Existing Fence Partially Located in the Town’s Right-of Way and Exceeding the Height Limitations within the Required Front Yard and Street-Side Yard Setbacks on Property Zoned R-1D. Located at 10 Charles Street. APN 532-36-022. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction or Conversion of Small Structures. Fence Height Exception Application FHE-23-001. Property Owner/Applicant/Appellant: Firouz Pradhan. Project Planner: Sean Mullin. PUBLIC HEARINGS (Applicants/Appellants and their representatives may be allotted up to a total of five minutes maximum for opening statements. Members of the public may be allotted up to three minutes to comment on any public hearing item. Applicants/Appellants and their representatives may be allotted up to a total of three minutes maximum for closing statements. Items requested/recommended for continuance are subject to the Commission’s consent at the meeting.) 4. Consider a Request for Approval to Modify an Existing Conditional Use Permit for an Increase in the Hours of Operation in a Nursery School (Mariposa Montessori School) on Property Zoned R-1:8. Located at 16548 Ferris Avenue. APN 532-07-127. Conditional Use Permit U-25-002. Categorically Exempt Pursuant to the California Environmental Quality Act (CEQA) Guidelines, Section 15301: Existing Facilities. Applicant: Rekha Page 2 Mundkur, Mariposa Montessori School. Property Owner: Faith Lutheran Church. Project Planner: Maria Chavarin. 5. Consider a Request for Approval to Demolish an Existing Accessory Structure and Construct a New Accessory Structure Exceeding 1,000 Square Feet in Gross Floor Area and Site Improvements Requiring a Grading Permit on Property Zoned HR-2½. Located at 16511 Cypress Way. APN 532-24-004. Architecture and Site Application S-24-045. Exempt Pursuant to the CEQA Section 15303(a): New Construction or Conversion of Small Structures. Property Owners: Jackie and Scott Kolander. Applicant: Michael Harris. Project Planner: Suray Nathan. 6. Consider a Request for Approval to Demolish Existing Commercial Structures, Construct a Multi-Family Live/Work Development (55 Units), a Conditional Use Permit for a Live/Work Development, a Condominium Vesting Tentative Map, Site Improvements Requiring a Grading Permit, and Removal of Large Protected Trees, Under Senate Bill 330 (SB 330) on Property Zoned CH:HEOZ. Located at 15349-15367 Los Gatos Boulevard. APNs 424-19-048 and 424-19-049. Architecture and Site Application S-24- 015, Conditional Use Permit U-24-006, Subdivision Application M-24-008. No Additional Environmental Review is Necessary Pursuant to CEQA Guidelines Sections 15162: Subsequent EIRs and 15168: Program EIR, Since the Proposed Project’s Environmental Impacts were Adequately Addressed in the 2020 General Plan EIR and/or 2040 General Plan EIR, as Applicable. Property Owner: Jonathan Peck. Applicant: City Ventures. Project Planner: Sean Mullin. REPORT FROM THE DIRECTOR OF COMMUNITY DEVELOPMENT SUBCOMMITTEE REPORTS / COMMISSION MATTERS ADJOURNMENT (Planning Commission policy is to adjourn no later than 11:30 p.m. unless a majority of the Planning Commission votes for an extension of time.) ADA NOTICE In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please contact the Clerk’s Office at (408) 354-6834. Notification at least two (2) business days prior to the meeting date will enable the Town to make reasonable arrangements to ensure accessibility to this meeting [28 CFR §35.102-35.104]. The ADA access ramp to the Town Council Chambers is under construction and will be inaccessible through June 2025. Persons who require the use of that ramp to attend meetings are requested to contact the Clerk’s Office at least two (2) business days prior to the meeting date. NOTICE REGARDING SUPPLEMENTAL MATERIALS Materials related to an item on this agenda submitted to the Planning Commission after initial distribution of the agenda packets are available for public inspection at Town Hall, 110 E. Main Street, Los Gatos and on Town’s website at www.losgatosca.gov. Planning Commission agendas and related materials can be viewed online at https://losgatos-ca.municodemeetings.com/. Planning Commission meetings are broadcast Live on KCAT, Channel 15 (on Comcast) on the 2nd and 4th Wednesdays at 7:00 p.m. Live and Archived Planning Commission meetings can be viewed by going to: www.LosGatosCA.gov/TownYouTube Page 3 This Page Intentionally Left Blank Page 4 110 E. Main Street Los Gatos, CA 95030 ● 408-354-6832 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 04/23/2025 ITEM NO: 1 DRAFT MINUTES OF THE PLANNING COMMISSION MEETING APRIL 9, 2025 The Planning Commission of the Town of Los Gatos conducted a Regular Meeting on Wednesday, April 9, 2025, at 7:00 p.m. MEETING CALLED TO ORDER AT 7:00 PM ROLL CALL Present: Chair Emily Thomas, Vice Chair Kendra Burch, Commissioner Jeffrey Barnett, Commissioner Susan Burnett, Commissioner Rob Stump Absent: Commissioner Steve Raspe PLEDGE OF ALLEGIANCE VERBAL COMMUNICATIONS None. CONSENT ITEMS (TO BE ACTED UPON BY A SINGLE MOTION) 1. Approval of Minutes – March 26, 2025 2. Consider a request for approval to demolish existing commercial structures, construct a multi-family live/work development (55 units), a Conditional Use Permit for a live/work development, a Condominium Vesting Tentative Map, site improvements requiring a Grading Permit, and removal of large, protected trees, under Senate Bill 330 (SB 330) on property zoned CH:HEOZ. Located at 15349-15367 Los Gatos Boulevard. APNs 424-19- 048 and 424-19-049. Architecture and Site Application S-24-015, Conditional Use Permit U-24-006, Subdivision Application M-24-008. No additional environmental review is necessary pursuant to CEQA Guidelines Sections 15162: Subsequent EIRs and 15168: Program EIR, since the proposed project’s environmental impacts were adequately addressed in the 2020 General Plan EIR and/or 2040 General Plan EIR, as applicable. Property owner: Jonathan Peck. Applicant: City Ventures. Project Planner: Sean Mullin. MOTION: Motion by Vice Chair Burch to approve adoption of the Consent Calendar. Seconded by Commissioner Stump. VOTE: Motion passed unanimously. Page 5 PAGE 2 OF 5 MINUTES OF PLANNING COMMISSION MEETING OF APRIL 9, 2025 PUBLIC HEARINGS 3. 15411 National Avenue Architecture and Site Application S-23-033 APN 424-12-140 Applicant: Jose Rama Property owner: Vyankatesh and Rammy Muddada. Project Planner: Erin Walters Consider a request for approval to construct a single-family residence and site improvements requiring a Grading Permit on vacant property zoned R-1:8. Categorically exempt pursuant to CEQA Guidelines Section 15303: New Construction. Sean Mullin, Planning Manager, presented the staff report. Opened Public Comment. Rammy Muddada, Owner - I shared with you a Desk Item documenting support from our neighbors. We reduced the height from 30 feet to 27.8 feet, in which there is a second-floor plate reduction. We also reduced the square footage by 93 square feet on the second floor. I am thankful for staff's help in selecting the species of trees, and our neighbors are okay with it. The neighbors requested 8 trees, rather than the 5 trees we had proposed, so there would be no gaps in between for privacy, and we agreed. The trees we selected are fast growing, and grow up to 20 feet with good sunlight, and that area is perfect for it. We relocated the egress windows and met with the affected neighbors, and with some recommendations they accepted the changes and had no objection. From the beginning, we have said we will use obscured glass, we did not mention any film, and we still intend to use obscured glass. My neighbor may come and say that my egress window, which is facing east, would look into their property, but our window is not in the center, it is more towards the south side, so it is not a straight-line view. Christian Urricarlet - I am the neighbor at 377 Blackwell Drive. The subject property looks into our back yard and internal areas. The current design does not align with the intent and the spirit of the Town Council’s resolution. We only received the fully revised plans last week from Town staff, and after review we believe the revisions fall short of the Council’s direction, particularly in reducing massing and addressing privacy impacts. We ask the Planning Commission to not approve the current design, and instead provide clear, specific guidance, such as reduce the second floor by at least 300 square feet, require that the new northeast egress window also uses obscured glass, and remove the north-facing upstairs window, per Council’s direction. Page 6 PAGE 3 OF 5 MINUTES OF PLANNING COMMISSION MEETING OF APRIL 9, 2025 Hellen Martinez - I was the original named appellant on this project. We do have a serious privacy concern. You saw the photo with the visibility from the egress window that looks all over our private back yard; the trees the applicant proposes to plant would not be tall enough to cover that. From the beginning of this application the concern of the neighbors at 373, 369, and 377 Blackwell Drive has been our privacy being respected, and for the size to be similar to what is there. We do not believe the size has been reduced to the Town Council’s intent. We request the egress window now overlooking our back yard and bedroom to be obscured, and potential conditions of approval be brought back to the Planning Commission to ensure the modified plans are met. Rammy Muddada, Owner - Mr. Urricarlet’s request to reduce the second floor by 300 feet was nullified. The Town Council deliberated the issue, and Vice Mayor Moore said they could not put a number to the reduction. The façade of the home facing Blackwell Drive is 33 feet, smaller than their own façade. My other neighbors are okay with our plans. When we moved the egress window, we discussed it with our neighbors and adjusted per their requests, and then they had no issues, and the glass panels would be obscured. The main reason the window is a little bigger is we want ventilation. I am okay with adding the obscure glass on the front, but I requested the Council not to add it, but if you want. Closed Public Comment. Commissioners discussed the matter. MOTION: Motion by Commissioner Barnett to deny an Architecture and Site Application for 15411 National Avenue. Seconded by Commissioner Burnett. Commissioners discussed the matter. Opened Public Comment Commission question to the applicant. Closed Public Comment. The maker of the motion was not willing to amend the motion. Commissioners discussed the matter. Page 7 PAGE 4 OF 5 MINUTES OF PLANNING COMMISSION MEETING OF APRIL 9, 2025 MOTION: Alternate Motion by Commissioner Burch to continue the public hearing for 15411 National Avenue to a date certain, with Planning Commission direction. Seconded by Chair Thomas. Commissioners discussed the matter. Commissioner Burch withdrew the motion. Chair Thomas called the question for Commissioner Barnett’s motion. VOTE: Motion passed unanimously. 4. Consider making a recommendation to the Town Council to adopt a resolution to amend the General Plan to allow 100 percent affordable housing projects as a permitted use in the Mixed-Use Commercial General Plan Land Use Designation and adopt an Ordinance to amend Chapter 29 (Zoning Regulations) of the Town Code to add 100 percent affordable housing projects as a permitted use in the Restricted Commercial Highway (CH) zone pursuant to Implementation Program AB of the 2023-2031 Housing Element. Adoption of this Resolution and Ordinance are exempt pursuant to CEQA, Section 15061(b)(3) in that it can be seen with certainty that they will not impact the environment. General Plan Amendment Application GP-24-004 and Zoning Code Amendment Application A-24-010. Project location: Town Wide. Applicant: Town of Los Gatos. Sean Mullin, Planning Manager, presented the staff report. Opened Public Comment. Brad Armstrong - The green card showed a big difference from what the initial plan was, which was a high building with a bar, and then the last one we got was like a 55-unit complex. My question is where do we stand in terms of height? Closed Public Comment. Commissioners discussed the matter. MOTION: Motion by Commissioner Barnett to recommend Town Council adoption of a resolution to amend the General Plan to allow 100-percent affordable housing residential developments as a permitted use in the Mixed-Use Commercial General Plan Land Use designation and adopt an ordinance to amend Chapter 29 (Zoning Regulations) to the Town Code to add 100-percent affordable residential developments as a permitted Page 8 PAGE 5 OF 5 MINUTES OF PLANNING COMMISSION MEETING OF APRIL 9, 2025 use in the restricted Commercial Highway (CH) zone pursuant to Implementation Program AB of the 2023-2031 Housing Element. . Seconded by Vice Chair Burch. VOTE: Motion passed 4-1 with Commissioner Burnett dissenting. REPORT FROM THE COMMUNITY DEVELOPMENT DEPARTMENT Joel Paulson, Community Development Director • The Town is recruiting for several board and commission vacancies, Planning Commission and General Plan Committee included. Deadline is April 10th, with interviews on April 15th. SUBCOMMITTEE REPORTS/COMMISSION MATTERS Committee Name None. Commission Matters None. ADJOURNMENT The meeting adjourned at 09:20 p.m. This is to certify that the foregoing is a true and correct copy of the minutes of the April 9, 2025 meeting as approved by the Planning Commission. _____________________________ /s/ Vicki Blandin Page 9 This Page Intentionally Left Blank Page 10 PREPARED BY: Ryan Safty Associate Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 04/23/2025 ITEM NO: 2 DATE: April 18, 2025 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider Making a Recommendation to the Town Council on an Ordinance Amending Chapter 29 (Zoning Regulations) of the Town Code for Senate Bill 9 (SB 9) in Response to the Provisions of Senate Bill 450 (SB 450). The Proposed Amendments to the Town Code Are Not Considered a Project Under Section 15378 of the California Environmental Quality Act, and in Accordance with Government Code Section 66411.7(n) and 66452.21(g), Senate Bill 9 Ordinances Are Not a Project Subject to the California Environmental Quality Act. Town Code Amendment Application A-25-002. Project Location: Town Wide. Applicant: Town of Los Gatos. REMARKS: Staff recommends that the Planning Commission continue consideration of this request to a date certain of May 14, 2025, due to the number of agenda items scheduled for the April 23, 2025, Planning Commission hearing. Page 11 This Page Intentionally Left Blank Page 12 PREPARED BY: SEAN MULLIN, AICP Planning Manager Reviewed by: Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 04/23/2025 ITEM NO: 3 DATE: April 18, 2025 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider an Appeal of a Community Development Director Decision to Deny a Fence Exception Request for an Existing Fence Partially Located in the Town’s Right-of Way and Exceeding the Height Limitations within the Required Front Yard and Street-Side Yard Setbacks on Property Zoned R-1D. Located at 10 Charles Street. APN 532-36-022. Categorically Exempt Pursuant to CEQA Guidelines Section 15303: New Construction or Conversion of Small Structures. Fence Height Exception Application FHE-23-001. Property Owner/Applicant/Appellant: Firouz Pradhan. Project Planner: Sean Mullin. RECOMMENDATION: Staff recommends that the Planning Commission continue consideration of the appeal to a date certain of May 28, 2025, to allow the applicant additional time to prepare a response to the Commission’s direction of March 12, 2025. Page 13 This Page Intentionally Left Blank Page 14 PREPARED BY: Maria Chavarin Assistant Planner Reviewed by: Planning Manager, Community Development Director, and Town Attorney 110 E. Main Street Los Gatos, CA 95030 ● 406-354-6832 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 04/23/2025 ITEM NO: 4 DATE: April 18, 2025 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Modify an Existing Conditional Use Permit for an Increase in the Hours of Operation in a Nursery School (Mariposa Montessori School) on Property Zoned R-1:8. Located at 16548 Ferris Avenue. APN 532-07-127. Conditional Use Permit U-25-002. Categorically Exempt Pursuant to the California Environmental Quality Act (CEQA) Guidelines, Section 15301: Existing Facilities. Applicant: Rekha Mundkur, Mariposa Montessori School. Property Owner: Faith Lutheran Church. Project Planner: Maria Chavarin. RECOMMENDATION: Consider a request for approval to modify an existing Conditional Use Permit for an increase in the hours of operation in a nursery school (Mariposa Montessori School) on property zoned R- 1:8, located at 16548 Ferris Avenue. PROJECT DATA: General Plan Designation: Low Density Residential Zoning Designation: R-1:8 – Single-Family Residential Applicable Plans & Standards: General Plan, Town Code Parcel Size: 96,589 square feet Surrounding Area: Existing Land Use General Plan Zoning North Residential Low Density Residential R-1:8 East Residential Low Density Residential R-1:8 South Residential Low Density Residential R-1:8 West Residential Low Density Residential R-1:8 Page 15 PAGE 2 OF 5 SUBJECT: 16548 Ferris Avenue/U-25-002 DATE: April 18, 2025 CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant effect on the environment will occur since the project uses an existing structure with no increase in floor area. FINDINGS:  As required, pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, this project is Categorically Exempt, Section 15301: Existing Facilities.  As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit. ACTION: The decision of the Planning Commission is final unless appealed within ten days of the final decision. BACKGROUND: The Mariposa Montessori School is an existing nursery school operating with a Conditional Use Permit (CUP) in conjunction with the Faith Lutheran Church. On August 2, 2005, the Development Review Committee approved a modification to an existing CUP to adjust the hours of operation for a day care center (Mariposa Montessori School) located on the Faith Lutheran Church property which included the following Condition of Approval (Exhibit 7): 16. MONTESSORI SCHOOL USE/HOURS. The property owner/school operator shall limit the number of Montessori school students on-site to a maximum of 50 students at any given time. Any increase in enrollment will require amendment of the Conditional Use Permit for the entire facility. The property owner/school operator shall limit the school’s operation to the hours of: 8:15 a.m. – 4:15 p.m., Monday through Friday. No weekend hours are permitted. The property owner/school operator shall limit school classes to the hours of 9:15 a.m. – 4:00 p.m. Once per month the school shall be permitted to conduct parent meetings between the hours of 4:00 p.m. and 10:00 p.m. Four times per month the teachers and administrative staff shall be permitted extended staff hours (7:30 a.m. to 8:00 p.m.) to prepare for seasonal or holiday school programs that will occur during normal school hours (8:15 a.m. – 4:15 p.m.). Page 16 PAGE 3 OF 5 SUBJECT: 16548 Ferris Avenue/U-25-002 DATE: April 18, 2025 On May 22, 2019, the Planning Commission approved a modification to an existing CUP for an increase in student enrollment for the Mariposa Montessori School located on the Faith Lutheran Church property. Condition of Approval 21 included a requirement for a one-time annual review for compliance with the Conditions of Approval. The Planning Commission was concerned with the following conditions for inclusion in the one-time annual review (Exhibit 6): 17. SCREENING: The school shall provide screening plantings between room 13 and the adjacent neighbors. 18. SAFE DRIVING LETTER: The school shall provide a letter to all current and future parents regarding safe driving. 19. SAFE ROUTES TO SCHOOL: The school shall engage in the Safe Routes to School Program. 20. PUBLIC OUTREACH: Within one month of the date of this approval, the school shall conduct a public outreach meeting to engage its neighbors. On June 10, 2020, the Planning Commission approved an annual review report as required by Condition of Approval 21 of the approved Conditional Use Permit U-19-003 (Exhibits 5 and 6). The annual review was a one-time review of impacts due to the increased enrollment. On January 29, 2025, the Community Development Department received a request to modify the existing Conditional Use Permit to extend the hours of operation for the nursery school from 8:15 a.m. to 4:15 p.m. to 8:15 a.m. to 6:00 p.m., Monday through Friday, (Exhibit 4). PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The school is located within existing buildings on the Faith Lutheran Church property at 16548 Ferris Road (Exhibit 1). Adjacent properties are developed with single-family residences and are zoned R-1:8. B. Zoning Compliance A nursery school is a conditional use in the R-1:8 zone requiring approval of a CUP by the Planning Commission. The Town Code requires that a nursery school located in an R-1:8 zone be located on a site of no less than 20,000 square feet and be located in a building not less than 2,000 square feet. The subject property is 96,589 square feet, exceeding the 20,000 square foot requirement. The current classrooms used by the school are approximately 2,280 square feet, which exceeds the 2,000-square foot requirement. Page 17 PAGE 4 OF 5 SUBJECT: 16548 Ferris Avenue/U-25-002 DATE: April 18, 2025 DISCUSSION: A. Conditional Use Permit The applicant is requesting approval to modify the CUP to increase the hours of operation from 8:15 a.m. to 4:15 p.m. to 8:15 a.m. to 6:00 p.m., Monday through Friday. The applicant has provided justification for the request to increase the hours of operation indicating that the extended hours are needed to provide childcare for working families (Exhibit 4). The CUP runs with the land, and the deciding body should review applications based on the use as opposed to the applicant or the applicant’s Project Description. Since the applicant complied with returning to the Planning Commission for the one-time annual review as required by Condition of Approval #21, staff recommends removal of this conditions as shown in the recommended Conditions of Approval in Exhibit 3. The applicant provided a summary of neighborhood outreach (Exhibit 8). The outreach was required by Condition of Approval 20 of the current CUP. No structural or exterior changes are proposed with this request. B. CEQA Determination The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant effect on the environment will occur since the project uses an existing structure with no increase in floor area. PUBLIC COMMENTS: Written notice was sent to property owners and occupants within 300 feet of the property. No comments were received at the time this report was published. CONCLUSION: A. Conclusion The applicant is requesting approval to modify the CUP to increase the hours of operation from 8:15 a.m. to 4:15 p.m. to 8:15 a.m. to 6:00 p.m., Monday through Friday. The applicant has provided justification for the request to increase the hours of operation indicating that the extended hours are needed to provide childcare for working families. Based on the information in this report, staff has determined that Mariposa Montessori School is in compliance with their existing CUP. Page 18 PAGE 5 OF 5 SUBJECT: 16548 Ferris Avenue/U-25-002 DATE: April 18, 2025 B. Recommendation Based on the analysis above, staff recommends approval of a modification to the CUP subject to the recommended conditions of approval included as Exhibit 3. If the Planning Commission finds merit with the request, it should: 1. Find that the proposed project is categorically exempt, pursuant to Section 15301 of the California Environmental Quality Act as adopted by the Town (Exhibit 2); 2. Make the findings as required by Section 29.20.190 of the Town Code for granting approval of a modification to a CUP (Exhibit 2); and 3. Approve CUP application U-25-002 with the recommended conditions of approval contained in Exhibit 3. C. Alternatives Alternatively, the Commission can: 1. Continue the matter to a date certain with specific direction; 2. Approve the application with additional and/or modified conditions; or 3. Deny the application. EXHIBITS: 1. Location map 2. Required findings 3. Recommended Conditions of Approval 4. Letter of Justification 5. Action Letter of Planning Commission June 10, 2020 6. Conditional Use Permit U-19-003 7. Conditional Use Permit U-05-016 8. Summary of Neighbor Outreach Page 19 This Page Intentionally Left Blank Page 20 FERRIS AVLOMA ST KENNEDY R D SPENCER AV GEM AVPOTTER CTLOS GATOS BLENGLEWOOD AVLITTLEFIEL D L N 16548 Ferris Avenue 0 0.250.125 Miles ° EXHIBIT 1Page 21 This Page Intentionally Left Blank Page 22 C:\USERS\MEETINGSOFFICEUSER12\APPDATA\LOCAL\TEMP\TMPA46F.TMP PLANNING COMMISSION – April 23, 2025 REQUIRED FINDINGS: 16548 Ferris Avenue Conditional Use Permit U-25-002 Consider a Request for Approval to Modify an Existing Conditional Use Permit for an Increase in the Hours of Operation in a Nursery School (Mariposa Montessori School) on Property Zoned R-1:8. APN 532-07-127. Categorically Exempt Pursuant to the California Environmental Quality Act (CEQA) Guidelines, Section 15301: Existing Facilities. PROPERTY OWNER: Faith Lutheran Church APPLICANT: Rekha Mundkur, Mariposa Montessori School FINDINGS Required Finding for CEQA:  The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15301: Existing Facilities. No significant effect on the environment will occur since the project uses an existing structure with no increase in floor area. Required findings for a Conditional Use Permit:  As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: The deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit when specifically authorized by the provisions of the Town Code if it finds that: 1. The proposed expanded hours of operation are desirable to the public convenience because it will offer longer hours of childcare to meet the needs of working families in the community; 2. The proposed use would not impair the integrity of the zone, in that the conditions placed on the permit would continue to ensure that the use is compatible with the character of the zone; and 3. The proposed use would not be detrimental to public health, safety or general welfare, as the conditions placed on the permit would maintain the welfare of the community. 4. The proposed uses of the property are in harmony with the various elements or objectives of the general plan and the purposes of this chapter. EXHIBIT 2 Page 23 This Page Intentionally Left Blank Page 24 PLANNING COMMISSION – April 23, 2025 CONDITIONS OF APPROVAL 16548 Ferris Avenue Conditional Use Permit U-25-002 Consider a Request for Approval to Modify an Existing Conditional Use Permit for an Increase in the Hours of Operation in a Nursery School (Mariposa Montessori School) on Property Zoned R-1:8. APN 532-07-127. Categorically Exempt Pursuant to the California Environmental Quality Act (CEQA) Guidelines, Section 15301: Existing Facilities. PROPERTY OWNER: Faith Lutheran Church APPLICANT: Rekha Mundkur, Mariposa Montessori School TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL EXPIRATION: Zoning approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the application is vested. 2. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below. Any minor changes or modifications made to the approved plans shall be approved by the Director of Community Development other changes will be approved by the Planning Commission, depending on the scope of the change(s). 3. PREVIOUS CONDITIONS OF APPROVAL: Any applicable Conditions of Approval from Town Council Resolution 2000-45 for the previous approval, not carried forward, are still in effect. 4. CONDITIONAL USE PERMIT REVOCATION/AUTHORIZED USES. Any violation of the conditions imposed by this permit may constitute grounds for revocation of the Conditional Use Permit in the same manner in which it was approved. 5. CHURCH SANCTUARY USE/HOURS. The property owner/church shall limit worship services in the main church sanctuary to a maximum of 220 people at any given time. The hours of services shall be limited to the following times:  Monday - Saturday 5:00 p.m. to 10:00 p.m.  Sunday 7:00 a.m. to 5:00 p.m.  Special Events (As allowed with 30-day prior approval of the Planning & Police Departments) The property owner/church shall ensure that these uses comply with the requirements of the Town Code, including but not limited to, the requirements of the Town’s Noise Ordinance & Special Events Regulations. 6. CHURCH WEDDINGS/FUNERALS USES/HOURS. The property owner/church shall limit Weddings and Funerals on-site to the hours of 8:00 a.m. to 10:00 p.m. daily. The property owner/church shall ensure that these uses comply with the requirements of the Town Code, including but not limited to, the requirements of the Town’s Noise Ordinance & Special Events Regulations. EXHIBIT 3 Page 25 7. CHURCH OFFICE USE/HOURS. The property owner/church shall limit the Office uses on-site to the following hours:  Monday - Saturday 8:00 a.m. to 5:00 p.m.  Sunday 7:00 a.m. to 12:00 Noon 8. CHURCH COMMUNITY SERVICES/OUTREACH USES/HOURS: The property owner/church shall limit Community Service/Outreach uses (e.g. 12 step meetings., counseling services, Girl Scout activities, Youth Gatherings, Social Meetings, misc. classes, choir practices, Volunteer Days, etc.) to the hours of 7:00 a.m. to 10:00 p.m., daily. The property owner/church shall ensure that these uses comply with the requirements of the Town Code, including but not limited to, the requirements of the Town’s Noise Ordinance & Special Events Regulations. 9. CHURCH COMMITTEE MEETING USES/HOURS. The property owner/church shall limit Committee Meetings to the hours of 3:00 p.m. to 12:00 Midnight, daily. The property owner/church shall ensure that these uses comply with the requirements of the Town Code, including but not limited to, the requirements of the Town’s Noise Ordinance. 10. VACATION BIBLE SCHOOL EVENT. Once per year the property owner/church shall be allowed to conduct a vacation bible school event for parents and students. The vacation bible school event shall be allowed to continue for a maximum duration of 14 days and is limited to the hours of 8:00 a.m. to 8:00 p.m., daily. 11. CHURCH SPECIAL EVENT USES/HOURS. The property owner/church may have Special Events (i.e. any on-site activity exceeding 100 people that is not specifically authorized by this use permit) with at least 90 days prior notice and preapproval of the Town Police and Planning Departments. The property owner/church shall provide the Police and Planning Departments the purpose, proposed uses, dates, times, duration, and number of persons to attend the event. The property owner/church shall ensure that these uses comply with the requirements of the Town Code, including but not limited to, the requirements of the Town’s Noise Ordinance & Special Events Regulations. 12. CHURCH SPECIAL EVENTS TRAFFIC/PARKING CONTROL. If the Town determines that an on- site Special Event will generate more parking demand than can be reasonably accommodated by the existing on-site facilities, the property owner/church shall provide additional overflow parking which meets Town standards, stagger or modify activities/event times or days, provide an off-site park-n-ride program, and /or other measures to mitigate the parking impacts as required by the Town. The property owner/church shall provide uniformed sworn officers for traffic control during special events as required by the Chief of Police or Town designee. 13. CHURCH CARETAKER/PASTOR’S QUARTERS. The existing Caretaker/Pastor’s quarters located in the church offices adjacent to the central play area shall not be expanded without obtaining prior approvals from the Town. 14. MONTESSORI SCHOOL USE/HOURS. The property owner/school operator shall limit the number of Montessori school students on-site to a maximum of 70 students at any given time. Any increase in enrollment will require amendment of the Conditional Use Permit for the entire facility. The property owner/school operator shall limit the school’s operation to the hours of: 8:15 a.m. - 4:15 p.m. 6:00 p.m., Monday through Friday. No weekend hours are permitted. The property owner/school operator shall limit school classes to the hours Page 26 of 9:15 a.m. - 4:00 p.m. 6:00 p.m. Once per month the school shall be permitted to conduct parent meetings between the hours of 4:00 p.m. and 10:00 p.m. Four times per month the teachers and administrative staff shall be permitted extended staff hours (7:30 a.m. to 8:00 p.m.) to prepare for seasonal or holiday school programs that will occur during normal school hours (8:15 a.m. - 4:15 p.m. 6:00 p.m.). 15. MONTESSORI SCHOOL CIRCULATION PLAN. The property owner/school operator shall provide the designated student drop-off area and circulation plan noted on the development plans submitted. 16. MONTESSORI SCHOOL PLAY AREA & FACILITY FENCES. The property owner/school operator shall construct the 4 ft. and 6 ft. wooden fences noted on the development plans submitted and shall repair damaged sections of the existing wood fence surrounding the property prior to final inspection approvals or occupancy. 17. SCREENING: The school shall provide screening plantings between room 13 and the adjacent neighbors. 18. SAFE DRIVING LETTER: The school shall provide a letter to all current and future parents regarding safe driving. 19. SAFE ROUTES TO SCHOOL: The school shall engage in the Safe Routes to School Program. 20. PUBLIC OUTREACH: Within one month of the date of this approval, the school shall conduct a public outreach meeting to engage its neighbors. 21. COMPLIANCE REVIEW: One year after the date of this approval, the Planning Commission shall conduct a one-time review to review any impacts of the increased enrollment. This compliance review shall be completed at the school's expense. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 21. GENERAL: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 22. STATE LICENSE REQUIREMENTS. Reapply to the State of California Department of Social Services for an increase in the number of students. 23. FIRE ALARM SYSTEM: Provide inspections, testing, and maintenance for existing fire alarm system to keep it in an operative condition at all times. 24. GENERAL: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advanced. [CFC, Ch. 1, 105.3.6]. N:\DEV\CONDITIONS\2025\Ferris Avenue, 16548 - CUP MOD - DRAFT.docx Page 27 This Page Intentionally Left Blank Page 28 EXHIBIT 4Page 29 This Page Intentionally Left Blank Page 30 COMMUNITY DEVELOPMENT DEPARTMENT Planning Division (408) 354-6874 Fax (408) 354-7593 July 23, 2020 Mariposa Montessori School Attn: Kirstin Dawson 16548 Ferris Avenue Los Gatos, CA 95032 RE: Mariposa Montessori School Annual Review Report of Approved Conditional Use Permit U-19-003 Accept the Annual Review Report as Required by Condition of Approval 21 of Approved Conditional Use Permit U-19-003 for Mariposa Montessori School on Property Zoned R-1:8 Located at 16548 Ferris Avenue. APN 532-07-127. APPLICANT: Kirstin Dawson, Mariposa Montessori School PROPERTY OWNER: Faith Lutheran Church PROJECT PLANNER: Sean Mullin At its meeting of June 10, 2020, the Town of Los Gatos Planning Commission approved the above referenced annual review. At its meeting of July 8, 2020, the Town of Los Gatos Planning Commission approved the meeting minutes from June 10, 2020. The Planning Commission decision is now considered final. If you have any questions, I can be contacted by phone at (408) 354-6823 or by email at smullin@losgatosca.gov. Sincerely, Sean Mullin, AICP Associate Planner SM:cg N:\DEV\ADMINSEC\PC ACTION Letters\2020 Follow Up Ltrs\06-10-20 [16548 Ferris Ave - Item 3; Approved].doc EXHIBIT 5Page 31 This Page Intentionally Left Blank Page 32 EXHIBIT 6 Page 33 PLANNING COMMISSION – May 22, 2019 CONDITIONS OF APPROVAL 16548 Ferris Avenue Conditional Use Permit U-19-003 Requesting approval of a modification to an existing Conditional Use Permit for an increase in student enrollment in a nursery school (Mariposa Montessori School) on property zoned R-1:8. APN 532-07-127. PROPERTY OWNER: Faith Lutheran Church APPLICANT: Hillari Zighelboim TO THE SATISFACTION OF THE DIRECTOR OF COMMUNITY DEVELOPMENT: Planning Division 1. APPROVAL EXPIRATION: Zoning approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the application is vested. 2. APPROVAL: This application shall be completed in accordance with all of the conditions of approval listed below. Any minor changes or modifications made to the approved plans shall be approved by the Director of Community Development other changes will be approved by the Planning Commission, depending on the scope of the change(s). 3. PREVIOUS CONDITIONS OF APPROVAL: Any applicable Conditions of Approval from Town Council Resolution 2000-45 for the previous approval, not carried forward, are still in effect. 4. CONDITIONAL USE PERMIT REVOCATION/AUTHORIZED USES. Any violation of the conditions imposed by this permit may constitute grounds for revocation of the Conditional Use Permit in the same manner in which it was approved. 5. CHURCH SANCTUARY USE/HOURS. The property owner/church shall limit worship services in the main church sanctuary to a maximum of 220 people at any given time. The hours of services shall be limited to the following times: • Monday - Saturday 5:00 p.m. to 10:00 p.m. • Sunday 7:00 a.m. to 5:00 p.m. • Special Events (As allowed with 30-day prior approval of the Planning & Police Departments) The property owner/church shall ensure that these uses comply with the requirements of the Town Code, including but not limited to, the requirements of the Town’s Noise Ordinance & Special Events Regulations. 6. CHURCH WEDDINGS/FUNERALS USES/HOURS. The property owner/church shall limit Weddings and Funerals on-site to the hours of 8:00 a.m. to 10 p.m. daily. The property owner/church shall ensure that these uses comply with the requirements of the Town Code, including but not limited to, the requirements of the Town’s Noise Ordinance & Special Events Regulations. Page 34 7. CHURCH OFFICE USE/HOURS. The property owner/church shall limit the Office uses on-site to the following hours: • Monday - Saturday 8:00 a.m. to 5:00 p.m. • Sunday 7:00 a.m. to 12:00 Noon 8. CHURCH COMMUNITY SERVICES/OUTREACH USES/HOURS: The property owner/church shall limit Community Service/Outreach uses (e.g. 12 step meetings., counseling services, Girl Scout activities, Youth Gatherings, Social Meetings, misc. classes, choir practices, Volunteer Days, etc.) to the hours of 7:00 a.m. to 10:00 p.m., daily. The property owner/church shall ensure that these uses comply with the requirements of the Town Code, including but not limited to, the requirements of the Town’s Noise Ordinance & Special Events Regulations. 9. CHURCH COMMITTEE MEETING USES/HOURS. The property owner/church shall limit Committee Meetings to the hours of 3:00 p.m. to 12:00 Midnight, daily. The property owner/church shall ensure that these uses comply with the requirements of the Town Code, including but not limited to, the requirements of the Town’s Noise Ordinance. 10. VACATION BIBLE SCHOOL EVENT. Once per year the property owner/church shall be allowed to conduct a vacation bible school event for parents and students. The vacation bible school event shall be allowed to continue for a maximum duration of 14 days and is limited to the hours of 8 am to 8 p.m., daily. 11. CHURCH SPECIAL EVENT USES/HOURS. The property owner/church may have Special Events (i.e. any on-site activity exceeding 100 people that is not specifically authorized by this use permit) with at least 90 days prior notice and preapproval of the Town Police and Planning Departments. The property owner/church shall provide the Police and Planning Departments the purpose, proposed uses, dates, times, duration, and number of persons to attend the event. The property owner/church shall ensure that these uses comply with the requirements of the Town Code, including but not limited to, the requirements of the Town’s Noise Ordinance & Special Events Regulations. 12. CHURCH SPECIAL EVENTS TRAFFIC/PARKING CONTROL. If the Town determines that an on- site Special Event will generate more parking demand than can be reasonably accommodated by the existing on-site facilities, the property owner/church shall provide additional overflow parking which meets Town standards, stagger or modify activities/event times or days, provide an off-site park-n-ride program, and /or other measures to mitigate the parking impacts as required by the Town. The property owner/church shall provide uniformed sworn officers for traffic control during special events as required by the Chief of Police or Town designee. 13. CHURCH CARETAKER/PASTOR’S QUARTERS. The existing Caretaker/Pastor’s quarters located in the church offices adjacent to the central play area shall not be expanded without obtaining prior approvals from the Town. 14. MONTESSORI SCHOOL USE/HOURS. The property owner/school operator shall limit the number of Montessori school students on-site to a maximum of 50 70 students at any given time. Any increase in enrollment will require amendment of the Conditional Use Permit for the entire facility. The property owner/school operator shall limit the school’s operation to the hours of: 8:15 a.m. - 4:15 p.m., Monday through Friday. No weekend hours are permitted. The property owner/school operator shall limit school classes to the hours of Page 35 9:15 a.m. - 4:00 p.m.. Once per month the school shall be permitted to conduct parent meetings between the hours of 4:00 p.m. and 10 p.m. Four times per month the teachers and administrative staff shall be permitted extended staff hours (7:30 a.m. to 8:00 p.m.) to prepare for seasonal or holiday school programs that will occur during normal school hours (8:15 a.m. - 4:15 p.m.). 15. MONTESSORI SCHOOL CIRCULATION PLAN. The property owner/school operator shall provide the designated student drop-off area and circulation plan noted on the development plans submitted. 16. MONTESSORI SCHOOL PLAY AREA & FACILITY FENCES. The property owner/school operator shall construct the 4 ft. & 6 ft. wooden fences noted on the development plans submitted and shall repair damaged sections of the existing wood fence surrounding the property prior to final inspection approvals or occupancy. 17. SCREENING: The school shall provide screening plantings between room 13 and the adjacent neighbors. 18. SAFE DRIVING LETTER: The school shall provide a letter to all current and future parents regarding safe driving. 19. SAFE ROUTES TO SCHOOL: The school shall engage in the Safe Routes to School Program. 20. PUBLIC OUTREACH: Within one month of the date of this approval, the school shall conduct a public outreach meeting to engage its neighbors. 21. COMPLIANCE REVIEW: One year after the date of this approval, the Planning Commission shall conduct a one-time review to review any impacts of the increased enrollment. This compliance review shall be completed at the school's expense. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 22. GENERAL: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 23. STATE LICENSE REQUIREMENTS. Reapply to the State of California Department of Social Services for an increase in the number of students. 24. FIRE ALARM SYSTEM: Provide inspections, testing, and maintenance for existing fire alarm system to keep it in an operative condition at all times. 25. GENERAL: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advanced. [CFC, Ch. 1, 105.3.6]. N:\DEV\CONDITIONS\2019\Ferris Avenue, 16548- PC CUP Revised COA.docx Page 36 EXHIBIT 7 Page 37 Page 38 Page 39 Page 40 EXHIBIT 8Page 41 Page 42 PREPARED BY: Suray Nathan Assistant Planner Reviewed by: Planning Manager and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 04/23/2025 ITEM NO: 5 DATE: April 18, 2025 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Demolish an Existing Accessory Structure and Construct a New Accessory Structure Exceeding 1,000 Square Feet in Gross Floor Area and Site Improvements Requiring a Grading Permit on Property Zoned HR-2½. Located at 16511 Cypress Way. APN 532-24-004. Architecture and Site Application S-24-045. Exempt Pursuant to the CEQA Section 15303(a): New Construction or Conversion of Small Structures. Property Owners: Jackie and Scott Kolander. Applicant: Michael Harris. Project Planner: Suray Nathan. RECOMMENDATION: Denial. PROJECT DATA: General Plan Designation: Hillside Residential (0-1 dwelling unit/acre) Zoning Designation: HR-2½ - Hillside Residential Applicable Plans & Standards: Town Code, General Plan, Hillside Development Standards and Guidelines Parcel Size: 54,624 square feet Surrounding Area: Existing Land Use General Plan Zoning North Residential Hillside Residential HR-2½ South Residential Hillside Residential HR-2½ East Residential Hillside Residential HR-2½ West Residential Hillside Residential HR-2½ Page 43 PAGE 2 OF 7 SUBJECT: 16511 Cypress Way/S-24-045 DATE: April 18, 2025 CEQA: The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303(a): New Construction or Conversion of Small Structures. FINDINGS:  The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303(a): New Construction or Conversion of Small Structures;  As required by Section 29.10.09030 (b)(2) of the Town Code for the demolition of an existing accessory structure;  The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations);  The project is in compliance with the Hillside Development Standards and Guidelines for single-family residences with the exceptions to grading depths and light reflective value; and  The project complies with the Hillside Specific Plan. CONSIDERATIONS:  As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. ACTION: The decision of the Planning Commission is final unless appealed within ten days. BACKGROUND: The subject property is located on the south side of Cypress Way, approximately 1.4 miles southeast of Los Gatos Boulevard (Exhibit 1). All surrounding properties are zoned Hillside Residential and developed with single-family residential uses. The property is zoned HR-2½ and has a gross lot size of 54,624 square feet. The average slope of the property is 32 percent, and the resulting net lot size is 21,849 square feet. On August 30, 2024, the applicant applied for an Architecture and Site Application for a 1,239- square foot detached accessory structure consisting of a three-car garage with a workshop. The proposed project meets the technical requirements of the Town Code for floor area, height, setbacks, and on-site parking. As required by the Hillside Development Standards and Guidelines (HDS&G), the project is being considered by the Planning Commission due to the proposed accessory structure exceeding 1,000 square feet in gross floor area. The applicant also requests exceptions to the HDS&G standards for light reflective value (LRV) and the depth Page 44 PAGE 3 OF 7 SUBJECT: 16511 Cypress Way/S-24-045 DATE: April 18, 2025 of cut exceeding the maximum allowed for accessory buildings. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property is located on the south side of Cypress Way, approximately 1.4 miles southeast of Los Gatos Boulevard (Exhibit 1). All surrounding properties are zoned Hillside Residential and developed with single-family residential uses. B. Project Summary The applicant is proposing a new 1,239-square foot detached accessory structure consisting of a three-car garage with a workshop. The proposed accessory structure would be located at the southeast end of the hillside property. The structure would have a maximum height of 15 feet, the maximum allowed for accessory structures. The project requires exceptions to the HDS&G for a LRV exceeding 30 and the depth of cut exceeding the maximum allowed for accessory buildings, hardscape, and landscape. C. Zoning Compliance A single-family residence is permitted in the HR-2½ zone. The proposed residence is in compliance with the allowable floor area, height, setbacks, and on-site parking requirements. DISCUSSION: A. Architecture and Site Analysis The applicant proposes demolition of the existing 587-square foot two-car garage and attached 96-square foot shed with a breezeway (Exhibit 9, Sheet T-1). The maximum allowable floor area ratio for the subject lot is 4,900 square feet, and the total existing floor area is 3,777 square feet. The applicant proposes construction of a new 1,239-square foot, three-car garage with an approximately 19-foot breezeway for a total proposed floor area of 4,333 square feet. The site is located in a hillside neighborhood with large lots and many mature trees. The proposed garage is designed to complement the existing house, with three dormer windows that bring natural light into the interior. The applicant provided a Letter of Justification detailing the project and the requested exceptions to the HDS&G (Exhibit 4 and Exhibit 5). A summary of the floor area for the existing structures and the proposed garage is included in the following table. Page 45 PAGE 4 OF 7 SUBJECT: 16511 Cypress Way/S-24-045 DATE: April 18, 2025 Floor Area Summary Existing Square Footage Proposed Square Footage Main Level (Single Story) 2,377 2,377 Accessory Structure 1,117 1,117 Attached Structure 96 0 Garage 587 1,239 Subtotal 4,177 4,733 Garage Credit (up to 400 sf) (400) (400) Total Countable Floor Area 3,777 4,333 B. Building Design The Town’s Consulting Architect reviewed the proposed three-car garage with a breezeway on September 17, 2024 (Exhibit 6). The Consulting Architect had no issues or concerns and stated in the report that the proposed structure is characteristic of a carriage house style and shielded by landscaping from views of any adjacent neighbors. The Consulting Architect provided no recommendations for changes. C. Building Height and Visibility The proposed garage has a maximum height of 15 feet, which is the maximum allowable height per the HDS&G. The proposed structure is not visible per the HDS&G’s visibility analysis criteria. D. Grading The project includes site improvements outside of the building footprint with grading quantities of 293 cubic yards, exceeding the 50 cubic yard threshold for requiring approval of a Grading Permit. Site grading is summarized in the table below. Site Grading Summary (cubic yards) Cut Fill Landscape 236 0 Hardscape 57 0 Total 293 0 E. Exceptions to the Hillside Development Standards and Guidelines Light Reflective Value exceeding 30 (Chapter V, Standard I.2, page 44): The HDS&G includes a standard requiring that building colors and materials blend with the predominant colors and values of the surrounding natural environment. It requires that the colors of exterior materials for structures that are not visible do not exceed an average LRV Page 46 PAGE 5 OF 7 SUBJECT: 16511 Cypress Way/S-24-045 DATE: April 18, 2025 of 30. The applicant proposes a color that matches the existing primary house, which has an LRV of 69, and the colors for facia, gutters, and downspouts of the house have an LRV of 93. The applicant requests an exception to allow the application of the same color and materials with a greater LRV so the proposed structure will match the existing structure. Grading depth of cut exceeding the maximum allowed (Chapter III, Standard A.1, page 20): The HDS&G limits grading cut depths outside the footprint of a primary residence to four feet. The applicant proposes maximum cut depths of 13 feet, six inches, for the accessory building (garage), 11 feet for the hardscape, and seven feet for the landscape. The following table illustrates the proposed cut depths. Maximum Graded Cuts and Fills Depth Site Element Proposed Cut Depth (Ft) Max Allowed Cut Depth (Ft) Fill Earthwork Cut (CY) Accessory building 13.5 4 0 122 Hardscape 11 4 0 57 Landscape 7 4 0 236 Exhibit 9, Sheet A1.1, illustrates the depth of cuts for the accessory building (blue), hardscape (maroon), and landscape (green). The applicant notes in the Letter of Justification that the grading and cut depths are needed to maintain the same pad elevation as the existing garage and that elevating the garage would require significantly more grading and asphalt modifications. The applicant added that the same is true for additional cuts for the hardscape and landscape (Exhibit 5). F. Tree Impacts The development plans were reviewed by the Town’s Consulting Arborist (Exhibit 7). The inventory contains 10 protected trees comprised of seven different species: three coast live oaks; two canary island pines; one holly; one pistache; one black pine; one Monterey pine; and one silk tree. The project proposes removal of eight protected trees (#615, #617, #618, #619, #620, #623, and #624), including a pine tree. The pine tree was proposed for removal after the Town’s Consulting Arborist review, but the Town’s Arborist verified the size and species (Exhibit 9, Sheet A1.0). The Consulting Arborist provided recommendations for tree preservation and planting 26 replacement trees to offset the proposed tree removal. In the Letter of Justification for the project (Exhibit 5), the applicant states that they are not proposing any tree replacement as planting new trees will result in a greater fire hazard than the original condition. The applicant proposes in-lieu fees as an alternative to the recommended planting of 26 trees. Page 47 PAGE 6 OF 7 SUBJECT: 16511 Cypress Way/S-24-045 DATE: April 18, 2025 G. Parking and Guest Parking Pursuant to Section 29.10.150 (c)(1) of the Town Code, a single-family residence requires two on-site parking spaces. The applicant has satisfied the requirement by including a detached three-car garage. The Hillside Specific Plan requires four additional guest parking spaces, and four guest spaces are proposed on the north side of the existing driveway (Exhibit 9, Sheet A1.1). H. Neighbor Outreach The applicant provided a sample letter and the list of homes where they hand-delivered the letter. They noted that only two neighbors are in the immediate vicinity of the property (Exhibit 8). No public comment was received at the time of this report's preparation. I. CEQA Determination The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303(a): New Construction or Conversion of Small Structures. PUBLIC COMMENTS: Story poles are not required for this project as it is an accessory structure under 18 feet in height. Written notice was sent to property owners and residents within 500 feet of the subject property. No public comment was received at the time of this report's preparation. CONCLUSION: A. Summary The applicant is requesting approval of an Architecture and Site application to demolish an existing accessory structure and construct a new accessory structure exceeding 1,000 square feet in gross floor area and site improvements requiring a Grading Permit on property zoned HR-2 ½. The project is consistent with the property's zoning and General Plan Land Use designation. The project is in compliance with the objectives standards of the Town Code related to allowable floor area, height, setbacks, and on-site parking requirements. Due to the desired architectural program and the site's constraints, the applicant requests exceptions to the HDS&G for a LRV exceeding 30 and the depth of cut exceeding the maximum allowed for an accessory building (garage), hardscape, and landscape. The applicant provided a Letter of Justification discussing these requested exceptions (Exhibit 5). Aside from the requested exceptions, the project complies with the HDS&G. Page 48 PAGE 7 OF 7 SUBJECT: 16511 Cypress Way/S-24-045 DATE: April 18, 2025 B. Recommendation Based on the analysis provided above, staff recommends that the Planning Commission deny the Architecture and Site application as the proposed LRV and the depth of cut are not consistent with the HDS&G standards. C. Alternatives Alternatively, the Commission can: 1. Approve the application by taking the following actions: a. Make the finding that the proposed project is Categorically Exempt pursuant to the adopted Guidelines for the implementation of the California Environmental Quality Act, Section 15303(a): New Construction or Conversion of Small Structures (Exhibit 2); b. Make the findings as required by Section 29.10.09030 (b)(2) of the Town Code for the demolition of an existing accessory structure (Exhibit 2); c. Make the finding that the project complies with the objective standards of Chapter 29 of the Town Code (Zoning Regulations) (Exhibit 2); d. Make the finding that the project complies with the Hillside Development Standards and Guidelines, with the exception to grading depths and LRV (Exhibit 2); e. Make the considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); and f. Approve Architecture and Site application S-24-045 with the conditions contained in Exhibit 3 and the development plans in Exhibit 9. 2. Continue the matter to a date certain with specific direction; or 3. Approve the application with additional and/or modified conditions. EXHIBITS: 1. Location Map 2. Required Findings 3. Recommended Conditions of Approval 4. Project Description 5. Letter of Justification 6. Consulting Architect’s Report 7. Consulting Arborist’s Report 8. Applicant’s neighborhood outreach efforts 9. Development Plans Page 49 This Page Intentionally Left Blank Page 50 TWELVE OAKS RDPASEO CARMELORAVINIA WYMI R E V A L R D 16511 Cypress Way 0 0.250.125 Miles ° Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)- Updated 08-23-23 to link to "Town Assessor Data" (sm) EXHIBIT 1Page 51 This Page Intentionally Left Blank Page 52 N:\DEV\PLANNING PROJECT FILES\Cypress Way\16511\S-24-045\Public Meeting Documents\Planning Commission\ PLANNING COMMISSION – April 23, 2025 REQUIRED FINDINGS AND CONSIDERATIONS FOR: 16511 Cypress Way Architecture and Site Application S-24-045 Consider a Request for Approval to Demolish an Existing Accessory Structure and Construct a New Accessory Structure Exceeding 1,000 square feet in Gross Floor Area and Site Improvements Requiring a Grading Permit on Property Zoned HR- 2½. APN 532-24-004. Exempt Pursuant to the CEQA Section 15303(a): New Construction or Conversion of Small Structures. Property Owners: Jackie and Scott Kolander Applicant: Michael Harris Project Planner: Suray Nathan FINDINGS Required finding for CEQA: ■ The project is Categorically Exempt pursuant to the adopted Guidelines for the Implementation of the California Environmental Quality Act, Section 15303(a): New Construction or Conversion of Small Structures. Required finding for the demolition of existing structures: ■ As required by Section 29.10.09030 (b)(2) of the Town Code for the demolition of an existing accessory structure: 1. The Town's housing stock will be maintained as the accessory structure proposed for demolition is not a dwelling unit; 2. The existing structure has no architectural or historical significance; 3. The property owner does not desire to maintain the structure as it exists; and 4. The economic utility of the structures was considered. Required compliance with the Zoning Regulations: ■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations). Required compliance with the Hillside Development Standards and Guidelines: ■ As required by the Hillside Development Standards and Guidelines (HDS&G), the project is in compliance with the applicable sections of the HDS&G with the exceptions to grading depths and light reflective value. EXHIBIT 2 Page 53 N:\DEV\PLANNING PROJECT FILES\Cypress Way\16511\S-24-045\Public Meeting Documents\Planning Commission\ Compliance with Hillside Specific Plan ■ The proposed development is consistent with the development criteria included in the Specific Plan. CONSIDERATIONS Required considerations in review of Architecture and Site applications: ■ As required by Section 29.20.150 of the Town Code, the considerations in review of an Architecture and Site application were all made in reviewing this project. Page 54 PLANNING COMMISSION – April 23, 2025 CONDITIONS OF APPROVAL 16511 Cypress Way Architecture and Site Application S-24-045 Consider a Request for Approval to Demolish an Existing Accessory Structure and Construct a New Accessory Structure Exceeding 1,000 square feet in Gross Floor Area and Site Improvements Requiring a Grading Permit on Property Zoned HR-2½. APN 532-24-004. Exempt Pursuant to the CEQA Section 15303(a): New Construction or Conversion of Small Structures. Property Owners: Jackie and Scott Kolander Applicant: Michael Harris Project Planner: Suray Nathan TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR: Planning Division 1. APPROVAL: This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, Development Review Committee, or the Planning Commission depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. OUTDOOR LIGHTING: Exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 4. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of a building or grading permit. 5. EXISTING TREES: All existing trees shown on the plan and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 6. ARBORIST REQUIREMENTS: The developer shall implement, at their cost, all recommendations identified in the Arborist’s report for the project, on file in the Community Development Department. These recommendations must be incorporated in the building permit plans and completed prior to issuance of a building permit where applicable. 7. TREE FENCING: Protective tree fencing and other protection measures consistent with Section 29.10.1005 of the Town Code shall be placed at the drip line of existing trees prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. 8. TREE STAKING: All newly planted trees shall be double-staked using rubber tree ties. 9. FRONT YARD LANDSCAPE: Prior to issuance of a Certificate of Occupancy the front yard EXHIBIT 3 Page 55 must be landscaped. 10. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance, whichever is more restrictive. A review fee based on the current fee schedule adopted by the Town Council is required when working landscape and irrigation plans are submitted for review. 11. PROJECT IDENTIFICATION SIGNAGE: Project identification signage on the project site shall be removed within 30 days of approval of the Architecture and Site application. 12. NESTING BIRDS: To avoid impacts to nesting birds, the removal of trees and shrubs shall be minimized to the greatest extent feasible. Construction activities that include any tree removal, pruning, grading, grubbing, or demolition shall be conducted outside of the bird nesting season (January 15 through September 15) to the greatest extent feasible. If this type of construction starts, if work is scheduled to start or if work already occurring during the nesting season stops for at least two weeks and is scheduled to resume during the bird nesting season, then a qualified biologist shall conduct a pre-construction surveys for nesting birds to ensure that no nests would be disturbed during project construction. If project-related work is scheduled during the nesting season (February 15 to August 30 for small bird species such as passerines; January 15 to September 15 for owls; and February 15 to September 15 for other raptors), a qualified biologist shall conduct nesting bird surveys. Two surveys for active nests of such birds shall occur within 14 days prior to start of construction, with the second survey conducted with 48 hours prior to start of construction. Appropriate minimum survey radius surrounding each work area is typically 250 feet for passerines, 500 feet for smaller raptors, and 1,000 feet for larger raptors. Surveys shall be conducted at the appropriate times of day to observe nesting activities. If the qualified biologist documents active nests within the project site or in nearby surrounding areas, an appropriate buffer between each nest and active construction shall be established. The buffer shall be clearly marked and maintained until the young have fledged and are foraging independently. Prior to construction, the qualified biologist shall conduct baseline monitoring of each nest to characterize “normal” bird behavior and establish a buffer distance, which allows the birds to exhibit normal behavior. The qualified biologist shall monitor the nesting birds daily during construction activities and increase the buffer if birds show signs of unusual or distressed behavior (e.g. defensive flights and vocalizations, standing up from a brooding position, and/or flying away from the nest). If buffer establishment is not possible, the qualified biologist or construction foreman shall have the authority to cease all construction work in the area until the young have fledged and the nest is no longer active. 13. SPECIAL-STATUS BATS: Approximately 14 days prior to tree removal or structure demolition activities, a qualified biologist shall conduct a habitat assessment for bats and potential roosting sites in trees to be removed, in trees within 50 feet of the development footprint, and within and surrounding any structures that may be disturbed by the project. These surveys will include a visual inspection of potential roosting features (bats need not be present) and a search for presence of guano within the project site, construction access routes, and 50 feet around these areas. Cavities, crevices, exfoliating bark, and bark fissures that could provide suitable potential nest or roost habitat for bats Page 56 shall be surveyed. Assumptions can be made on what species is present due to observed visual characteristics along with habitat use, or the bats can be identified to the species level with the use of a bat echolocation detector such as an “Anabat” unit. Potential roosting features found during the survey shall be flagged or marked. If no roosting sites or bats are found, a letter report confirming absence will be prepared and no further measures are required. If bats or roosting sites are found, a letter report and supplemental documents will be prepared prior to grading permit issuance and the following monitoring, exclusion, and habitat replacement measures will be implemented: a. If bats are found roosting outside of the nursery season (May 1 through October 1), they will be evicted as described under (b) below. If bats are found roosting during the nursery season, they will be monitored to determine if the roost site is a maternal roost. This could occur by either visual inspection of the roost bat pups, if possible, or by monitoring the roost after the adults leave for the night to listen for bat pups. If the roost is determined to not be a maternal roost, then the bats will be evicted as described under (b) below. Because bat pups cannot leave the roost until they are mature enough, eviction of a maternal roost cannot occur during the nursery season. Therefore, if a maternal roost is present, a 50-foot buffer zone (or different size if determined in consultation with the CDFW) will be established around the roosting site within which no construction activities including tree removal or structure disturbance will occur until after the nursery season. b. If a non-breeding bat hibernaculum is found in a tree or snag scheduled for removal or on any structures scheduled to be disturbed by project activities, the individuals will be safely evicted, under the direction of a qualified bat biologist. If pre-construction surveys determine that there are bats present in any trees to be removed, exclusion structures (e.g. one-way doors or similar methods) shall be installed by a qualified biologist. The exclusion structures shall not be placed until the time of year in which young are able to fly, outside of the nursery season. Information on placement of exclusion structures shall be provided to the CDFW prior to construction. If needed, other methods conducted under the direction of a qualified bat biologist could include: carefully opening the roosting area in a tree or snag by hand to expose the cavity and opening doors/windows on structures, or creating openings in walls to allow light into the structures. Removal of any trees or snags and disturbance of any structures will be conducted no earlier than the following day (i.e., at least one night will be provided between initial roost eviction disturbance and tree removal/structure disturbance). This action will allow bats to leave during dark hours, which increases their chance of finding new roosts with a minimum of potential predation. 14. ARCHAEOLOGICAL RESOURCES AND HUMAN REMAINS: a. In the event that archaeological traces are encountered, all construction within a 50- meter radius of the find will be halted, the Community Development Director will be Page 57 notified, and an archaeologist will be retained to examine the find and make appropriate recommendations. b. If human remains are discovered, the Santa Clara County Coroner will be notified. The Coroner will determine whether or not the remains are Native American. If the Coroner determines the remains are not subject to his authority, he will notify the Native American Heritage Commission, who shall attempt to identify descendants of the deceased Native Americans. c. If the Community Development Director finds that the archaeological find is not a significant resource, work will resume only after the submittal of a preliminary archaeological report and after provisions for reburial and ongoing monitoring are accepted. Provisions for identifying descendants of a deceased Native American and for reburial will follow the protocol set forth in CEQA Guidelines Section 15064.5( e). If the site is found to be a significant archaeological site, a mitigation program will be prepared and submitted to the Community Development Director for consideration and approval, in conformance with the protocol set forth in Public Resources Code Section 21083.2. d. A final report shall be prepared when a find is determined to be a significant archaeological site, and/or when Native American remains are found on the site. The final report will include background information on the completed work, a description and list of identified resources, the disposition and curation of these resources, any testing, other recovered information, and conclusions. 15. DUSKY-FOOTED WOODRATS: This project will implement the following standard measures to minimize impacts on woodrats and active woodrat nests on the project site. a. PRECONSTRUCTION SURVEY. A qualified biologist will conduct a preconstruction survey for San Francisco dusky-footed woodrat nests within 30 days of the start of work activities. If active woodrat nests are determined to be present in, or within 10 feet of the impact areas, the conditions below (Avoidance and/or Nest Relocation) will be implemented, as appropriate. If no active woodrat nests are present on or within 10 feet of impact areas, no further conditions are warranted. b. AVOIDANCE. Active woodrat nests that are detected within the work area will be avoided to the extend feasible. Ideally, a minimum 10-foot buffer will be maintained between project activities and woodrat nests to avoid disturbance. In some situations, a small buffer may be allowed if, in the opinion of a qualified biologist, nest relocation (below) would represent a greater disturbance to the woodrats than the adjacent work activities. c. NEST RELOCATION. If avoidance of active woodrat nests within and immediately adjacent to (within 10 feet of) the work areas is not feasible, then nest materials will be relocated to suitable habitat as close to the project site as possible (ideally, within or immediately adjacent to the project site). Relocation efforts will avoid the peak nesting season (February-July) to the maximum extent feasible. Prior to the start of construction activities, a qualified biologist will disturb the woodrat nest to the degree that all woodrats leave the nest and seek refuge outside of the construction area. Disturbance of the woodrat nest will be Page 58 initiated no earlier than one hour before dusk to prevent the exposure of woodrats to diurnal predators. Subsequently, the biologist will dismantle and relocate the nest material by hand. During the deconstruction process, the biologist will attempt to assess if there are juveniles in the nest. If immobile juveniles are observed, the deconstruction process will be discontinued until a time when the biologist believes the juveniles will be capable of independent survival (typically after 2 to 3 weeks). A no-disturbance buffer will be established around the nest until the juveniles are mobile. The nest may be dismantled once the biologist has determined that adverse impacts on the juveniles would not occur. 16. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement (“the Project”) from the Town shall defend (with counsel approved by Town), indemnify, and hold harmless the Town, its agents, officers, and employees from and against any claim, action, or proceeding (including without limitation any appeal or petition for review thereof) against the Town or its agents, officers or employees related to an approval of the Project, including without limitation any related application, permit, certification, condition, environmental determination, other approval, compliance or failure to comply with applicable laws and regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to) defend such Challenge as Town, in its sole discretion, determines appropriate, all at applicant’s sole cost and expense. Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses (including, without limitation, staff time and in-house attorney’s fees on a fully-loaded basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and other litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred by Applicant, Town, or awarded to any third party, and shall pay to the Town upon demand any Costs incurred by the Town. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in such Challenge as Town, in its sole discretion, determines appropriate, all the applicant’s sole cost and expense. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in processing methods shall alter the applicant’s indemnity obligation. 17. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 18. PERMITS REQUIRED: a. A demolition permit is required for the complete demolition of the existing detached garage. b. A Building Permit is required for the construction of a new detached garage and associated retaining walls. 19. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Page 59 Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12. 20. CONDITIONS OF APPROVAL: The Conditions of Approval must be included on plan sheets within the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 21. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 22. SOILS REPORT: A Soils Report, prepared to the satisfaction of the Building Official, containing foundation, and retaining wall design recommendations, shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics. 23. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on-site retaining wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining wall(s) locations and elevations 24. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 25. WILDLAND-URBAN INTERFACE: This project is located in a Wildland-Urban Interface High Fire Area and must comply with Section R337 of the 2022 California Residential Code, Public Resources Code 4291 and California Government Code Section 51182. a. Provide defensible space/fire break landscaping plan prepared by a California licensed Landscape Architect in conformance with California Public Resources Code 4291 and California Government Code Section 51182. b. Prior to final inspection, provide a letter from a California licensed Landscape Architect certifying the landscaping and vegetation clearance requirements have been completed per the California Public Resources Code 4291 and Government Code Section 51182. 26. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available online at www.losgatosca.gov/building. 27. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be Page 60 part of the plan submittal. The specification sheet is available online at www.losgatosca.gov/building. 28. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010 d. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division 29. PAYMENT OF PARKS AND PUBLIC WORKS (“PPW”) ENGINEERING PLAN CHECK FEE AND INSPECTION FEE – At the time of the first construction submittal, the Applicant shall submit to the Town Engineer for approval a detailed construction project cost estimate prepared and stamped by the Applicant’s civil engineer. The cost estimate shall break out on-site and off-site improvements separately. This cost estimate will be used to determine the Engineering Plan Check Fee. A final construction cost estimate shall be provided once the project plans are approved. This cost estimate will be used to determine the Engineering Inspection Fee. The Engineering Inspection Fee must be paid prior to the issuance of any construction related permit. 30. CONSTRUCTION ACTITIVITIES MITIGATION FEE (ORDINANCE 2189) – Per the Town’s Comprehensive Fee Schedule, the project is subject to the Town’s Construction Activities Mitigation Fee based on the square footage of new buildings. The fee is $1.43 per square foot of new residential and non-residential building area. The fee shall be calculated based on the square footage total for all units shown on the construction plans to the approval of the Town Engineer. The project plans indicate the new building area of 1,239 SF resulting in a fee of $1,771.77. Payment of this fee shall pe paid prior to issuance of the first building permit. 31. GRADING PERMIT – A grading permit is required for all site grading and drainage work that is outside the perimeter of a building, retaining wall footing, or other structure authorized by a valid building permit. The Applicant must submit a grading permit application after the appeal period of the entitlement approval process has passed. Submittals are accepted through Accela only. The grading permit application shall include detailed grading plans and associated required materials. Plan check fees are based on the scope of onsite work. Prior to approval of the grading permit, the Applicant shall pay all fees due and provide faithful performance and payment securities for the performance of the work described and delineated on the approved grading plan, final erosion and sedimentation control plan, and interim erosion and sedimentation control plan (if required), in an amount to be set by the Town Engineer (but not to exceed one hundred (100) percent) of the approved estimated cost of the grading and erosion and Page 61 sedimentation control measures. The form of security shall be one or a combination of the following to be determined by the Town Engineer and subject to the approval of the Town Attorney: (1) Bond or bonds issued by one or more duly authorized corporate sureties on a form approved by the Town; (2) Deposit with the Town, money, or negotiable bonds of the kind approved for securing deposits of public monies; or (3) other instrument of credit from one or more financial institutions subject to regulation by the State or Federal Government wherein such financial institution pledges funds are on deposit and guaranteed for payment. The grading permit shall be issued prior to the issuance of the building permit unless otherwise allowed by the Town Engineer. The permit shall be limited to work shown on the grading plans approved by the Town Engineer. In granting a permit, the Town Engineer may impose any condition deemed necessary to protect the health, safety, and welfare of the public, to prevent the creation of a nuisance or hazard to public or private property, and to assure proper completion of the grading including but not limited to: (1) Mitigation of adverse environmental impacts; (2) Improvement of any existing grading or correction of any existing grading violation to comply with Town Code; (3) Requirements for fencing or other protection of grading which would otherwise be hazardous; (4) Requirements for dust, erosion, sediment, and noise control, hours of operation and season of work, weather conditions, sequence of work, access roads, and haul routes; (5) Requirements for safeguarding watercourses from excessive deposition of sediment or debris in quantities exceeding natural levels; (6) Assurance that the land area in which grading is proposed and for which habitable structures are proposed is not subject to hazards of land slippage or significant settlement or erosion and that the hazards of seismic activity or flooding can be eliminated or adequately reduced; (7) Temporary and permanent landscape plans. 32. TREE REMOVAL PERMIT – The Applicant shall apply and obtain a Tree Removal Permit from the Parks and Public Works Department for the removal of existing trees on-site or in the public right-of-way prior to the issuance of a building permit or demolition building permit, whichever is issued first. Tree removals shall be consistent with the arborist report and approved entitlement plans. 33. CONSTRUCTION PHASE PLAN SUBMITTAL REQUIREMENTS – The Grading Permit Plans (“Grading Plans”) shall be submitted to Parks and Public Works Department along with a title report dated no older than 30 days from the date the Grading Plans are submitted. The Grading Plans shall be submitted at the same time as the Building Plans are submitted to the Building Department. All improvements shall be designed and constructed in accordance with Federal law, State law, Los Gatos Town Code, and the Los Gatos Standard Specifications and Details. a. Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website. The Grading Plans shall include: b. A cover sheet with at least the proposed development vicinity map showing nearby and adjacent major streets and landmarks, property address, APN, scope of work, project manager and property owner, a “Table of Responsibilities” summarizing ownership, access rights, and maintenance responsibilities for each facility (streets, utilities, parks, landscaping, etc.), a sheet index including a sequential numeric page Page 62 number for each sheet (i.e. “Sheet 1 of 54”), the lot size, required and proposed lot setbacks by type, proposed floor areas by type for each building, average slope, proposed maximum height, and required and proposed parking count and type. c. The Approved Conditions of Approval printed within the plan set starting on the second sheet of the plan set. d. An Existing Site Plan showing existing topography, bearing and distance information for all rights-of-way, easements, and boundaries, any existing easements proposed to be quit-claimed, existing hardscape, existing above ground utility features, and existing structures. The Grading Plans shall identify the vertical elevation datum, date of survey, and surveyor responsible for the data presented. e. A Proposed Site Plan showing proposed topography, boundaries, proposed and existing to remain easements, hardscape, above ground utility features (hydrants, transformers, control cabinets, communication nodes, etc.), and structures. Include top and bottom elevations of every inflection point of each proposed wall. Include utility details. Showing appropriate line types and labels to identify the different types of utilities and pipe sizes. Utility boxes, hydrants, backflow preventers, water meters, sanitary sewer cleanouts, etc. Distinguish proposed linework from existing linework using heavier line type for proposed. f. A Grading and Drainage Plan clearly showing existing onsite and adjacent topography using labeled contour lines, drainage direction arrows with slope value, and break lines. Proposed and existing to remain hardscape elevations must be provided in detail including slope arrows. g. A Landscaping Plan for the project site shall clearly identify public and private utilities and points of demarcation between the two. h. General Notes found in the Town of Los Gatos General Guidelines. i. A statement in the general notes indicating the need to obtain a Caltrans Oversized/Overweight Vehicles Transportation Permit if oversized or overweight vehicles are expected to be used 34. EXISTING FACILITY PROTECTION AND REPAIR – All existing public utilities shall be either protected in place, relocated, or repaired. The Applicant shall repair or replace all existing improvements not designated for removal, and all new improvements that are damaged during construction or removed because of the Applicant’s operations. This includes sidewalk, curb and gutter, streetlights, valley gutters, curb ramps, and any other existing improvements in the area that are not intended to be removed and replaced. The Applicant shall request a walk-through with the PPW construction Inspector before the start of construction to verify existing conditions. Said repairs shall be completed prior to issuance of the first certificate of occupancy of the project. 35. UTILITY RESPONSIBILITIES – The Applicant is responsible for all expenses necessary to connect to the various utility providers. Currently, the public storm sewer system is owned and maintained by the Town of Los Gatos, the water system in Los Gatos is owned and maintained by San José Water Company, and the sanitary sewer system in Los Gatos is owned and maintained by West Valley Sanitation District. Any alterations of the approved utilities listed must be approved by the Town prior to any construction. 36. DEVELOPER STORM WATER QUALITY RESPONSIBILITY – The Applicant is responsible for Page 63 ensuring that all contractors including subcontractors are aware of all stormwater quality measures and implement such measures. The Applicant shall perform all construction activities in accordance with approved Improvement Plans, Los Gatos Town Code Chapter 12 – Grading, Erosion and Sediment Control, and the National Pollutant Discharge Elimination System (NPDES) General Permit. Failure to comply with these rules and regulations will result in the issuance of correction notices, citations, or a project stop order. 37. SITE DRAINAGE – Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 38. OFF-SITE DRAINAGE – The Applicant shall not alter any existing drainage patterns without an approved Grading Permit. 39. GRADING & DRAINAGE WINTER MORATORIUM – All grading activity shall comply with the Municipal Regional Stormwater Permit and Chapter 12 of the Town Code. There shall be no earthwork disturbance or grading activities between October 15th and April 15th of each year unless approved by the Town Engineer. To be considered for approval, the Applicant must submit a Winterization Erosion Control Plan certified by a California certified QSD to the Town Engineer for review and approval. If grading is allowed during the rainy season, a maximum of two (2) weeks is allowed between clearing of an area and stabilizing/building on the exposed area. The submission of a certified plan does not guarantee approval. Any approved and executed plan must be kept on-site while the project is in construction. 40. EROSION CONTROL – The Applicant shall prepare and submit interim and final erosion control plans to the Town Engineer for review and approval. The interim erosion control plan(s) shall include measures carried out during construction before final landscaping is installed. Multiple phases of interim erosion control plans may be necessary depending on the complexity of the project. Interim erosion control best management practices may include silt fences, fiber rolls, erosion control blankets, Town approved seeding mixtures, filter berms, check dams, retention basins, etc. The Applicant shall install, maintain, and modify the erosion control measures as needed to continuously protect downstream water quality. In the event an emergency modification is deemed necessary, the Applicant must implement necessary measures to protect downstream waterways immediately and then submit the changes made within 24-hours to the Town Engineer for review and approval. The erosion control plans shall follow applicable measures contained in the most current Santa Clara County National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP). Any fees or penalties assessed against the Town in response to the Applicant’s failure to comply with the Permit must be paid by the Applicant. The Applicant must permit Town staff onsite to conduct periodic NPDES inspections throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 41. GEOTECHNICAL REVIEW – Prior to building permit issuance, the Applicant’s Geotechnical Engineer shall submit a design level geotechnical report. The report will require a peer review by the Town’s geological and geotechnical consultant. A deposit and fee for the peer review will be required per the Town’s current fee schedule, unless there are any Page 64 remaining deposit funds from the entitlement phase. The Town will route the design level geotechnical report to the Town’s peer review consultant once the report is submitted and deposit and fee are available. Once approved, the geotechnical engineer shall review the grading and drainage plan and proposed pavement and foundation design to verify that the design is in accordance with their recommendations. The Applicant’s Geotechnical Engineer’s approval shall be conveyed to the Town either by letter or by signing and stamping the plans. All grading operations and soil compaction activities shall be per the approved project’s design level geotechnical report. The Applicant shall add this condition to the general notes on the grading plan. 42. GEOTECHNICAL ENGINEER OBSERVATION – All grading activities shall be conducted under the observation of, and tested by, a licensed geotechnical engineer. A report shall be filed with the Town of Los Gatos for each phase of construction stating that all grading activities were performed in conformance with the requirements of the project’s design level geotechnical report. The Applicant shall submit a Final Geotechnical Construction Observation and Testing Summary in an “as-built” letter/report prepared and submitted to the Town prior to issuance of the certificate of occupancy. The Applicant shall add this condition to the general notes on the grading plan. 43. PRECONSTRUCTION MEETING – After the issuance of any Grading or Encroachment permit and before the commencement of any on or off-site work, the Applicant shall request a pre-construction meeting with the PPW Inspector to discuss the project conditions of approval, working hours, site maintenance, and other construction matters. At that meeting, the Applicant shall submit a letter acknowledging each of the following: a. They have read and understand these project Conditions of Approval. b. They will require that all project sub-contractors read and understand these project Conditions of Approval. c. They will post a copy of these project Conditions of Approval on-site and ensure the posting always remains intact during construction. THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO RELEASE OF UTILITIES, FINAL INSPECTION, OR ISSUANCE OF A CERTIFICATE OF OCCUPANCY, WHICHEVER OCCURS FIRST, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME. 44. RESTORATION OF PUBLIC IMPROVEMENTS – The Applicant shall repair or replace all existing improvements not designated for removal that are damaged or removed during construction. Improvements such as, but not limited to curbs, gutters, sidewalks, driveways, signs, streetlights, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired or replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Existing improvement to be repaired or replaced shall be at the direction of the PPW Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the PPW Inspector shall be completed before the issuance of a certificate of occupancy. The Applicant shall request a walk- through with the PPW Inspector before the start of construction to verify existing Page 65 conditions. THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME 45. PROJECT CONSTRUCTION SETUP – All storage and office trailers will be kept off the public right-of-way. 46. PUBLIC WORKS CONSTRUCTION NOTICE – The contractor shall notify the PPW Inspector at least ten (10) working days prior to the start of any construction work. At that time, the Contractor shall provide an initial project construction schedule and a 24-hour emergency telephone number list. 47. PROJECT CONSTRUCTION SCHEDULE – The contractor shall submit the project schedule in a static PDF 11”x17” format and Microsoft Project, or an approved equal. The Contractor shall identify the scheduled critical path for the installation of improvements to the approval of the Town Engineer. The schedule shall be updated monthly and submitted to the PPW Inspector in the same formats as the original. 48. PROJECT CONSTRUCTION HANDOUT – The Contractor shall provide to the Town Engineer for approval a construction information handout for the purpose of responding to questions the Town receives regarding the project construction (one- or two-page document). 49. PROJECT CONSTRUCTION SUPERVISION – The Contractor shall always provide a qualified supervisor on the job site during construction. 50. PUBLIC WORKS CONSTRUCTION INSPECTION – All work shown on the Improvement Plans shall be inspected to the approval of the Town Engineer. Uninspected work shall be removed as deemed appropriate by the Town Engineer. 51. PROJECT CONSTRUCTION HOURS – Construction activities related to the issuance of any PPW permit shall comply with Town Code Section 16.20.035 which restricts construction to the weekday between 8:00 a.m. and 6:00 p.m. and Saturday 9:00 a.m. to 4:00 p.m. No work shall be done on Sundays or on Town Holidays unless otherwise approved by the Town Engineer. Please note that no work shall be allowed to take place within the Town right-of-way after 5:00 p.m. Monday through Friday. In addition, no work being done under Encroachment Permit may be performed on the weekend unless prior approvals have been granted by the Town Engineer. The Town Engineer may apply additional construction period restrictions, as necessary, to accommodate standard commute traffic along arterial roadways and along school commute routes. Onsite project signage must state the project construction hours. The permitted construction hours may be modified if the Town Engineer finds that the following criteria is met: a. Permitting extended hours of construction will decrease the total time needed to complete the project without an unreasonable impact to the neighborhood. b. Permitting extended hours of construction is required to accommodate a construction requirement such as a large concrete pour or major road closure. Such a need would be presented by the project's design engineer and require approval of the Town Engineer. Page 66 c. An emergency exists where the construction work is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the Town may waive any of the remaining requirements outlined below. d. The exemption will not conflict with any other condition of approval required by the Town to mitigate significant environmental impacts. e. The contractor or property owner will notify residential and commercial occupants of adjacent properties of the modified construction work hours. This notification must be provided three days prior to the start of the extended construction activity. f. The approved hours of construction activity will be posted at the construction site in a place and manner that can be easily viewed by any interested member of the public. g. The Town Engineer may revoke the extended work hours at any time if the contractor or owner of the property fails to abide by the conditions of extended work hours or if it is determined that the peace, comfort, and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction. h. The waiver application must be submitted to the PPW Inspector ten (10) working days prior to the requested date of waiver. 52. PROJECT CONSTRUCTION BMPs – All construction activities shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinances, the project specific temporary erosion control plan, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 53. PROJECT CONSTRUCTION EXCAVATION – The following provisions to control traffic congestion, noise, and dust shall be followed during site excavation, grading, and construction: a. All construction vehicles should be properly maintained and equipped with exhaust mufflers that meet State standards. b. Travel speeds on unpaved roads shall be limited to fifteen (15) miles per hour. c. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. d. Water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non-toxic) soil stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites to ensure proper control of blowing dust for the duration of the project. e. Watering on public streets and wash down of dirt and debris into storm drain systems is prohibited. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the PPW Inspector, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimize Page 67 the effects of blowing dust. Recycled water shall be used for construction watering to manage dust control where possible, as determined by the Town Engineer. Where recycled water is not available potable water shall be used. All potable construction water from fire hydrants shall be coordinated with the San José Water Company. f. All public streets soiled or littered due to this construction activity shall be cleaned and swept daily during the workweek to the satisfaction of the Construction Inspector. g. Construction grading activity shall be discontinued in wind conditions more than 25 miles per hour, or that in the opinion of the PPW Inspector cause excessive neighborhood dust problems. h. Site dirt shall not be tracked into the public right-of-way and shall be cleaned immediately if tracked into the public right-of-way. Mud, silt, concrete and other construction debris shall not be washed into the Town’s storm drains. i. Construction activities shall be scheduled so that paving and foundation placement begin immediately upon completion of grading operation. j. All aggregate materials transported to and from the site shall be covered in accordance with Section 23114 of the California Vehicle Code during transit to and from the site. k. Prior to issuance of any permit, the Applicant shall submit any applicable pedestrian or traffic detour plans to the satisfaction of the Town Engineer for any lane or sidewalk closures. The temporary traffic control plan shall be prepared by a licensed professional engineer with experience in preparing such plans and in accordance with the requirements of the latest edition of the California Manual on Uniform Traffic Control Devices (MUTCD) and standard construction practices. The Traffic Control Plan shall be approved prior to the commencement of any work within the public right-of-way. l. During construction, the Applicant shall make accessible any or all public and private utilities within the area impacted by construction, as directed by the Town Engineer. m. The minimum soils sampling and testing frequency shall conform to Chapter 8 of the Caltrans Construction Manual. The Applicant shall require the soils engineer submit to daily testing and sampling reports to the Town Engineer. 54. MATERIAL HAULING ROUTE AND PERMIT – For material delivery vehicles equal to, or larger than two-axle, six-tire single unit truck size as defined by FHWA Standards, the Applicant shall submit a truck hauling route that conforms to Town of Los Gatos Standards for approval. Note that the Town requires a Haul Permit be issued for any hauling activities. The Applicant shall require contractors to prohibit trucks from using “compression release engine brakes” on residential streets. The haul route for this project unless otherwise approved by the Town Engineer, shall be Cypress Way to Loma Alta Avenue to Los Gatos Boulevard to Los Gatos-Saratoga Road to Highway 17. A letter from the Applicant confirming the intention to use the designated haul route shall be submitted to the Town Engineer for review and approval prior to the issuance of any Town permits. All material hauling activities including but not limited to, adherence to the approved route, hours of operation, staging of materials, dust control and street Page 68 maintenance shall be the responsibility of the Applicant. Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Town Engineer. The Applicant must provide an approved method of cleaning tires and trimming loads on site. All material hauling activities shall be done in accordance with applicable Town ordinances and conditions of approval. 55. PROJECT CLOSE-OUT – Prior to requesting a Final Inspection, the Applicant shall submit to the Town Engineer a letter indicating that all project conditions have been met, and all improvements are complete. All work must be completed to the satisfaction of the Planning Director and Town Engineer prior to the first occupancy. All public improvements, including the complete installation of all improvements relative to streets, fencing, storm drainage, underground utilities, etc., shall be completed and attested to by the Town Engineer before approval of occupancy of any unit. Where facilities of other agencies are involved, including those for water and sanitary sewer services, such installation shall be verified as having been completed and accepted by those agencies. In addition, the Applicant shall submit an itemized final quantities list of all public improvements constructed on-site and within the public right-of-way. The final quantities list shall be prepared by the project engineer and be to the approval of the Town Engineer. The final quantities list shall be broken out into on-site and off-site improvements based on the format provided by the Town. Until such time as all required improvements are fully completed and accepted by Town, the Applicant shall be responsible for the care, maintenance, and any damage to such improvements. Town shall not, nor shall any officer or employee thereof, be liable or responsible for any accident, loss or damage, regardless of cause, happening or occurring to the work or improvements required for this project prior to the completion and acceptance of the work or Improvements. All such risks shall be the responsibility of and are hereby assumed by the Applicant. 56. CONSTRUCTION WORKER PARKING – The Applicant shall provide a Construction Parking Plan that minimizes the effect of construction worker parking in the neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off-street parking will be utilized and identify any locations for off-site material deliveries. Said plan shall be approved by the Town Engineer prior to issuance of Town permits and shall be complied with at all times during construction. Failure to enforce the parking plan may result in suspension of the Town permits. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer (§15.40.070). 57. SITE WATER DISCHARGE – In accordance with the Town Code, Prohibition of Illegal Discharges (Los Gatos Town Code Section 22.30.015), the Town Engineer may approve in coordination West Valley Sanitation District the discharge of uncontaminated pumped ground waters to the sanitary sewer only when such source is deemed unacceptable by State and Federal authorities for discharge to surface waters of the United States, whether pretreated or untreated, and for which no reasonable alternative method of Page 69 disposal is available. Following the verification of the applicable local, state and/or federal approvals, a Discharge Plan will be approved and monitored by the Town Engineer. THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES THAT THE USE PERMITTED BY THIS ENTITLEMENT OCCUPIES THE PREMISES 58. POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) – Post construction storm water pollution prevention requirements shall include: a. The Applicant shall be charged the cost of abatement for issues associated with, but not limited to, inspection of the private stormwater facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair if the treatment facility is no longer able to meet performance standards or has deteriorated. Any abatement activity performed on the Applicant’s property by Town staff will be charged to the Applicant at the Town’s adopted fully loaded hourly rates. b. Maintenance of the storm drain inlets “No Dumping – Drains to Bay” plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available at www.flowstobay.org. c. All process equipment, oils, fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum-based wastes, tallow, and grease planned for storage outdoors shall be always stored in covered containers. d. All public outdoor spaces and trails shall include installation and upkeep of dog waste stations. e. Garbage and recycling receptacles and bins shall be designed and maintained with permanent covers to prevent exposure of trash to rain. Trash enclosure drains shall be connected to the sanitary sewer system. f. It is the responsibility of the property owner(s)/homeowners association to implement a plan for street sweeping of paved private roads and cleaning of all storm drain inlets. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 59. GENERAL: Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 60. VERY HIGH FIRE HAZARD SEVERITY ZONE (VHFHSZ): The subject property is located within the Very High Fire Hazard Severity Zone (VHFHSZ) of the Local Responsibility Area (LRA). Pursuant to California Public Resources Code (PRC) 4290, the California Board of Forestry and Fire Protection is required to" ... adopt regulations implementing minimum fire safety standards related to defensible space" applicable to "the perimeters and access to all Page 70 residential, commercial, and industrial building construction." In 2018, the Legislature passed and the Governor signed SB 901 (Dodd), which expanded the applicability of the regulations promulgated under PRC 4290 to land in the Local Responsibility Area (LRA) Very High Fire Hazard Severity Zone. All comments below that result from PRC 4290 are identified by**. Where a conflict exists between local & 4290 requirements, the more stringent requirement shall apply. California Code of Regulations, Title 14, Division 1.5, Chapter 7, Subchapter 2, Articles 1-5, § 1273.08 61. FIRE SPRINKLERS REQUIRED: Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.12 whichever is the more restrictive and Sections 903.2.14 through 903.2.21. For the purposes of this section, firewalls and fire barriers used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. Fire sprinklers proposed in new garage as part of the AMMR condition PC 25-0417. Make a note on coversheet that a AMMR is included in this project. A copy of the approved Alternate Means/Methods application form (with approval signature), justification letter, and these comments shall be made part of all subsequent submittals (Building, planning, etc.), to be routed to Santa Clara County Fire Department for final approval. 62. PRIVATE FIRE PROTECTION SYSTEM: Residential fire protection systems shall comply with Fire Department Standards W-1 and manufacturer's requirements. Fire protection water systems shall be submitted for review and approval by SCCFD prior to installation. The wharf hydrant shall be accessible at all times. Tank systems providing both the domestic supply and supply to the sprinkler system and/or hydrant may require cross contamination protection. Check with the local Building Department for specific requirements related to protection of the domestic supply. New 5000 gallon water tanks noted on Sheet A1.1. Make a note on coversheet that private fire protection system will be provided as part of the approved AMMR condition. Sign shall be posted on the wharf hydrant indicating it is supplied by a 5,000 gallon tank. 63. FIRE HYDRANT SYSTEMS REQUIRED: Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is more than 400 feet from a hydrant on a fire apparatus access road, as measured by an approved route around the exterior of the facility or building, onsite fire hydrants and mains shall be provided where required by the fire code official. Exception: For Group R-3 and Group U occupancies, equipped throughout with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1, 903.3.1.2 or 903.3.1.3, the distance requirement shall be not more than 600 feet. [CFC, Section 507.5.1] Show wharf hydrant and vehicle impact protection bollard on plans as part of the approved AMMR condition. Sign shall be posted on the wharf hydrant indicating it is supplied by a 5,000 gallon tank. 64. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. CFC Chp. 33. Page 71 65. NOTE: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6] Page 72 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com PROJECT DESCRIPTION Town of Los Gatos Community Development Department 110 E. Main Street | Los Gatos, CA 95031 www.losgatosca.gov Plan Check: S-24-045 Architecture and Site Development Application Address: 16511 Cypress Way | Los Gatos, CA Description: Garage & Breezeway Replacement Summary of Project The proposed project is to replace an existing single-story two-car garage of 587 square feet and shed of 96 square feet with a new single-story three-car garage of 1,239 square feet. The new garage will be in the same location and the maximum height at the ridge line is 15’-0” above the foundation level. In addition, the existing breezeway will be replaced in the same location. There is minimal impact to the surrounding areas and properties. The proposed design falls within the regulations of the hillside development standards and matches the aesthetic of the existing residence. EXHIBIT 4 Page 73 2 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com County of Santa Clara Fire Department The site is located in a very high fire hazard severity zone (VHFHSZ), the Fire Department requires the following. Fire Apparatus Road – minimum width of 20 feet width 13 feet 6 inches vertical clearance. The section of Cypress Way from the main section to the residence is a 12-foot wide country road about 0.325 miles (1,750 feet) with significant barriers to accommodate a 20-foot minimum width such as existing residences along with inclines and declines at the cross sections that would require significant retaining walls, removal of several trees/foliage and possibly eminent domain in order to achieve. This is an extremely expensive compliance item and is significantly disproportionate to the total cost of the project. In turn, an alternate materials and methods of construction application has been filed with the County of Santa Clara Fire Department for mitigations. Please refer to the Wildland Urban Interface Compliance section of this Project Justification for details. Driveway entrance to accommodate a turning radius of 50 feet outside and 30 feet inside with a maximum slope of 15%. Slopes at the driveway exceed 15% and turning radii currently does not exist on the property without significant demolition, grading, paving and retaining walls in order to achieve. Alternatively, providing a turnout along Cypress Way resulting in significant retaining walls at the front portion of the property. The added cost would be disproportionate to the total cost of the entire project without this element. In turn, an alternate materials and methods of construction application has been filed with the County of Santa Clara Fire Department for mitigations. Please refer to the Wildland Urban Interface Compliance section of this Project Justification for details. Page 74 3 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com Fire hydrant within 400 feet of the property line located on a fire apparatus road along the front approach to the property or 600 feet if fully sprinklered. The nearest fire hydrant along the front approach of the property is located approximately 1,975’ away to the west. This would require routing a 6” water line along a road with minimal clearance. The cost and feasibility of installing such a line along with a fire hydrant will be significantly disproportionate to the cost of the entire project. An alternate materials and methods of construction application has been filed with and approved by the County of Santa Clara Fire Department to include installation of NFPA 13D fire sprinklers in the garage only (not main residence), 2-hour fire-barrier between the garage and breezeway for a fire break and installation of a 5,000 gallon fire water storage polyethylene tank of approximately 10-foot diameter by 9-feet 4-inches tall on site and connected to a wharf hydrant at the front of the property. Fire department (engine) driveway turnaround of 40 feet. The existing area at the top of the driveway does not accommodate a 40-foot radius turnaround. The current turnaround space is 16-foot radius. Significant modifications and retaining walls would be required in order to achieve this. The added cost would be disproportionate to the total cost of the entire project without this element. In turn, an alternate materials and methods of construction application has been filed with and approved by the County of Santa Clara Fire Department for mitigations. Wildland Urban Interface Compliance There are several Wildland Urban Interface compliance items being implemented into the project. In the end, the garage will be safer and more ignition resistant than before the project. The following items are being incorporated into the project. Exterior cladding - ignition resistant materials - stucco Roof materials - Class A asphalt roof tiles Closed eaves Ember resistant soffit vents Ember resistant ridge vents Ember resistant gable-end vents Metal-cladded door assemblies with tempered windows Windows double-paned and tempered All doors have perimeter weather stripping and door bottoms to reduce ember intrusion Page 75 4 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com Vegetation management & defensible breaks Zone 0 (5'-0") will be concrete on the back of the garage, asphalt in the front of the garage, mostly existing pavement on the west side and concrete or rock-line swale on the east. There is a 3' section that a rock-gravel surface may be added to ensure no landscaping. Also removing 2 trees currently next to structure. Zone 1 (30'-0") - existing trees to remain unless removed due to grading; owner to maintain ground cover to remove dead weeds. Canopies elevated to at least 6’-0” clear from the ground. Zone 2 (100'-0") - existing trees to remain unless removed due to grading; no proposed further modifications. Alternate Materials and Methods of Construction (AMMC): In Lieu of the following items: • Fire apparatus access roadway clearances – street width of 20’-0” clear by 13’-6” high – actual road is 12’-0” wide and doesn’t achieve height requirements • Fire department driveway turnaround clearance – driveway area does not accommodate 40’ minimum outside turning radius. • Fire hydrant distance within 400’ or 600’ if fully sprinklered – actual fire hydrant is approx. 1,975’ away from the property line. The following is being proposed due to the scale of the project. Please note that this approach has been discussed with the County Fire Department and is part of the AMMC application process, which has been approved under SCCFD 25-0417. • NFPA 13D fire sprinkler system in garage structure only. The main residence will remain unsprinklered. Also, include a 2-hour fire-barrier wall assembly at garage between breezeway • 5,000 gallon fire water storage polyethylene tank (no pump) located at least 10’-0” from garage structure with 4” diameter underground water line and connection to a new wharf fire hydrant located at the northeasterly corner of the property adjacent to the driveway access. Impact protection bollards are set between the hydrant and driveway to prevent accidental damage. Signage is posted on the wharf hydrant indicating it is supplied by a 5,000 gallon tank. • Address directional and identification signage visible from the approaching corner (east corner) of Cypress Way where the road splits in two directions. Page 76 5 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com Compliance with Zoning Code Project Data Occupancy R-3/U Type of Construction: V-B Sprinklered (Main Residence): No Sprinklered (Garage): Yes, NFPA 13D Stories: One APN: 532-24-004 Zoning: HR-2½ Site Area: (1.257 acres) 54,624.24 sqft. (Single-family dwelling unit) Average Lot Slope: ~32% Reduction on net site area on sloping lots (60%) 21,849.60 sqft. Existing House Area: 2,377 sqft. Removed Accessory Area (Detached Garage): 587 sqft. Removed Accessory Area (Shed): 96 sqft. Added Accessory Area (Detached Garage): 1,239 sqft. Proposed Building Accessory Height: 15’-0” Allowed Maximum Accessory Height: 15’-0” Floor Area Ratio: 19.83% Allowed Maximum Floor Area Ratio: Table 2 (Hillside Development Standards & Guidelines) 4,900 sqft. Resident Parking: 3 covered Guest Parking: 4 uncovered Project Area: 1,239 sqft. Page 77 6 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com HR-2 ½ Zone: 2 ½ to 10 acres for each dwelling unit Actual site area: 1.257 acres Permitted uses Single-family dwelling (no more than 1 principle residential structure per lot) Actual use – one single-family dwelling Minimum lot area: 40,000 sqft. Actual lot area: 54,624.24 sqft. Minimum lot width: 100’-0” Actual lot width: 320’-3” Maximum height for accessory building: 15’-0” Proposed accessory building height: 15’-0” Landscaping is required in yards abutting scenic roads. Existing vegetation shall be left in a natural state. Existing landscaping in front along Cypress Way is to remain undisturbed and is more of a natural state. Page 78 7 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com Compliance with Hillside Development Standards & Guidelines Chapter II – Constraints Analysis and Site Selection Site selection and constraint analysis • Site is already developed for this project. • LRDA – there are some areas on site where the topography exceeds 30%. Site plan illustrates the specific locations for LRDA exceeding 30% and the project area is located outside of this boundary • Vegetation is intended to remain natural. Any grading per the civil plans restore terrain back to its natural state to match existing • Drainage courses – project accommodates existing drainage into rock swales along the side of the driveway. Reference civil plans for further detail • Septic systems – the main house already has a septic system and the location is well outside of the project area. There are no plumbing fixtures nor hose bibbs being installed as part of this project so the septic system remains unchanged • Geologic constraints – identified on the soils report for the foundation and associated grading. Grading is highlighted on the civil plans. The retaining wall design and garage foundation design will be based upon the recommendations of the geotechnical engineer in the soils report and submitted as part of the building plan check process. • Wildlife habitats and movement corridors – the project is expected to have minimal or no impact on the existing wildlife. As part of the conditions of approval, a biologist will investigate and provide a report. Construction activity to adhere to the established restrictions to support any possible habitat • Visibility from off the site – low visibility due to structure being under the 18’ constraint established in the Hillside Development Standards. • Areas of severe fire danger – site is located in very high fire hazard severity zone (VHFHSZ); Wildland Urban Interface provisions implemented into the project (see compliance section in this document) • Solar orientation and prevailing wind patterns – site is already established including garage location. The project maintains the existing solar orientation and prevailing wind patterns. • Significant Ridgelines – the site is located down from any significant ridgeline and the scale of the accessory building is below the 18’ constraint established in the Hillside Development Standards. Consultation with Neighbors • There are two other residences on the section of Cypress Way near the project area. Property owners have discussed with both residents in detail about the project. Visibility Analysis • A visibility analysis is not required since the project is involving only a residential accessory structure at 15’ high which is less than the 18’ constraint referenced in the Town of Los Gatos Hillside Development Standards and Guidelines. Page 79 8 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com Chapter III – Site Planning Grading – reference civil drawings for further information. Maximum grade cuts are based upon the existing terrain, preserving natural features and drainage and utilizing the existing garage location. Note that the garage foundation level is being maintained in the addition thus the noted maximum cut noted in the garage line item. A request for exemption is requested due to existing conditions on site. The garage is maintaining the same pad elevation as the existing removed. Due to the existing site configuration and constraints, cutting an additional 5.5’ is necessary to maintain the same pad elevation. Elevating the garage would require significantly more grading and asphalt modifications. The same is true for the additional 7’ of cut for the miscellaneous hardscape and additional 3’ of cut for the landscaping. Drainage – Project utilizes existing drainage into rock swales along the side of the driveway. Reference civil plans for further detail Driveway – no proposed modifications to the existing driveway. Driveways are at least 12’ wide, however do not accommodate the 3’ shoulder in all areas. The slope exceeds 15% with the average slope at 22%. Driveway is fully paved. Parking – there are 3 covered parking spaces for the residents and 4 uncovered parking spaces for guests Geologic hazards – identified on the soils report for the foundation and associated grading. Grading is highlighted on the civil plans. The retaining wall design and garage foundation design will be based upon the recommendations of the geotechnical engineer in the soils report and submitted as part of the building plan check process. Fire hazards – site is located in very high fire hazard severity zone (VHFHSZ); Wildland Urban Interface provisions implemented into the project (see compliance section in this document) Chapter IV – Development Intensity Maximum allowable developement – project is in compliance per Table 2 Page 80 9 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com Chapter V – Architectural Design The colors, textures and materials will match the primary structure. The scale of the structure is within zoning height limitations and complies with the Hillside Development Standards. Exterior cladding – stucco to match the existing house Roofing – asphalt shingles in the same style and color as the existing house Introduction of dormers to provide architectural features that are in harmony with the natural environment and breaks up the standard gable blandness. The mass is fairly subtle especially with the limited height to 15’-0”. Scale of the project maintains low to no visual impact to the neighbors. Placement on the site supports compatibility with the immediate neighborhood context Sustainability – comply with provisions of the California Green Building Code for residential measures. Implementation of wildland urban interface features Chapter VI – Site Elements The use of new retaining walls are limited to 5-feet high are of split-faced CMU matching existing split- faced CMU retaining walls already established on site. New retaining walls will also blend with the natural topography and follow natural drainage paths. The length of the longest proposed site retaining wall at the rear of the garage is approximately 74-feet. As part of the noted 74-foot length, there is a 4-foot section at the stair assembly then a straight run along the south without a break is 40-feet then a run of 30-feet perpendicular to the east of the garage. This complies with the maximum 50-foot retaining wall straight run limitation. Outdoor lighting is to be subtle and maintain existing established styles. Outdoor lighting is very minimal on this project (replacement of garage fixtures) and will comply with CALGreen requirements for light cut- off and meet CA Title 24 requirements. Chapter VII – Landscape Design Compliance with Wildland Urban Interface defensible space guidelines. See section for further description for attributes. Any land disturbance will be restored for natural landscaping to match existing. As part of the project trees will be removed in the area of project impact and partially to address defensible space guidelines. Tree removal is necessary to accommodate the new garage size with the grading and drainage required. The Town’s Arborist report identifies 4 trees to be removed, however this was based upon the original submittal before comments were received. The resubmittal has shown a total of 8 trees to be removed in order to comply with the requirements in the Hillside Development Standards for retaining walls limited to 5-foot high and WUI (Wildland Urban Interface) requirements through AMMC (25-0417). The site is located in a very high fire hazard severity zone (VHFHSZ). Tree replacement is not being proposed due to WUI requirements as planting new trees will result in a greater fire hazard than the original condition, especially when the trees are fully mature. Tree canopies in Zone 1 shall not touch in order to accommodate a reasonable fire break. Planting any new tree would not accommodate this. In-lieu fees are being requested instead of planting any new trees. Page 81 10 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com Compliance with Residential Design Guidelines The colors, textures and materials will match the primary structure. The scale of the structure is within zoning height limitations and complies with the Hillside Development Standards. Other attributes are discussed further in detail in the section above including architectural style, height, bulk, scale, roofs, windows, materials, architectural features, privacy, sustainable design and fire-life safety. An exemption has been requested for the LRV exceeding 30 since the intent for the proposed garage assembly is to have the same materials, textures and colors to match the existing residence for what is already established on site. Compatibility with Immediate Neighborhood Context The project scale is a single-story accessory structure that is limited to 15’-0” high. The materials, colors and textures match the existing residence and by nature are already compatible with the neighborhood context consisting of single-family residences. Massing has minimal impact as shown in the site section below. Page 82 11 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com Materials, colors and texture The colors, textures and materials will match the primary structure. Exterior cladding is stucco and will match the main residence Roof is asphalt shingle tiles and will match the main residence Trim, gutters and facia will match the main residence Doors will match the stucco color Lattice and breezeway wall will match the existing nearby bbq terrace Page 83 This Page Intentionally Left Blank Page 84 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com REQUEST FOR EXEMPTION Town of Los Gatos Community Development Department 110 E. Main Street | Los Gatos, CA 95031 www.losgatosca.gov Plan Check: S-24-045 Architecture and Site Development Application Address: 16511 Cypress Way | Los Gatos, CA Description: Garage & Breezeway Replacement LRV Exceeding 30 The colors, textures and materials will match the primary structure. The scale of the structure is within zoning height limitations and complies with the Hillside Development Standards. Other attributes are discussed further in detail in the section above including architectural style, height, bulk, scale, roofs, windows, materials, architectural features, privacy, sustainable design and fire-life safety. An exemption has been requested for the LRV exceeding 30 since the intent for the proposed garage assembly is to have the same materials, textures and colors to match the existing residence for what is already established on site. The colors, textures and materials will match the primary structure. Exterior cladding is stucco and will match the main residence Roof is asphalt shingle tiles and will match the main residence Trim, gutters and facia will match the main residence Doors will match the stucco color Lattice and breezeway wall will match the existing nearby bbq terrace EXHIBIT 5 Page 85 2 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com Cut and Fill Exceeding Maximum Allowed Maximum grade cuts are based upon the existing terrain, preserving natural features and drainage and utilizing the existing garage location. Note that the garage foundation level is being maintained in the addition thus the noted maximum cut noted in the garage line item. A request for exemption is requested due to existing conditions on site. The garage is maintaining the same pad elevation as the existing removed. Due to the existing site configuration and constraints, cutting an additional 5.5’ is necessary to maintain the same pad elevation. Elevating the garage would require significantly more grading and asphalt modifications. The same is true for the additional 7’ of cut for the miscellaneous hardscape and additional 3’ of cut for the landscaping. Page 86 3 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com Page 87 4 3360 De La Cruz Blvd. | Santa Clara, CA 95054 | 408-648-4500 | CA Lic 443949 | www.ba-builders.com Additional Trees Removed & In Lieu Fee Request Tree removal is necessary to accommodate the new garage size with the grading and drainage required. The Town’s Arborist report identifies 4 trees to be removed, however this was based upon the original submittal before comments were received. The resubmittal has shown a total of 8 trees to be removed in order to comply with the requirements in the Hillside Development Standards for retaining walls limited to 5-foot high and WUI (Wildland Urban Interface) requirements through AMMC (25-0417). The site is located in a very high fire hazard severity zone (VHFHSZ). Tree replacement is not being proposed due to WUI requirements as planting new trees will result in a greater fire hazard than the original condition, especially when the trees are fully mature. Tree canopies in Zone 1 shall not touch in order to accommodate a reasonable fire break. Planting any new tree would not accommodate this. In-lieu fees are being requested instead of planting any new trees. Page 88 September 17, 2024 Mr. Suray NathanCommunity Development DepartmentTown of Los Gatos110 E. Main StreetLos Gatos, CA 95031 RE: 16511 Cypress Way Dear Suray: I reviewed the drawings and evaluated the neighborhood context. My comments and recommendations on the design are as follows: NEIGHBORHOOD CONTEXT The site is located in a hillside neighborhood with heavy mature landscaping and large lots and homes. Photos of the site and its surrounding neighborhood are shown on the following page. EXHIBIT 6Page 89 16511 Cypress Way Design Review Comments September 17, 2024 Page 2 House below this site THE SITE CONTEXT View from below up to site THE SITE CONTEXT Page 90 16511 Cypress Way Design Review Comments September 17, 2024 Page 3 PROPOSED PROJECT Proposed site plan Proposed Floor Plan Proposed Front Elevation Existing garage and breezeway Proposed Cross Section at dormers Proposed Side Elevation Proposed Longitudinal Section Page 91 16511 Cypress Way Design Review Comments September 17, 2024 Page 4 ISSUES AND RECOMMENDATIONS The proposed project is a replacement of an existing garage and breezeway. It is modest in size and design. It proposes roof dormer windows which are characteristics of carriage house but perfectly acceptable as windows bringing natural light into the garage interior. The area is well shielded by landscaping from views of any adjacent neighbors. I have no recommendations for changes. Suray, please let me know if you have any questions or if there are any issues that I did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon Page 92 Tree Inventory, Assessment, and Protection Report 16511 Cypress Way Los Gatos, CA 95032 Prepared for: Town of Los Gatos November 6, 2024 Prepared By: EXHIBIT 7Page 93 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Table of Content Summary ...............................................................................................................1 Introduction ...........................................................................................................1 Background ............................................................................................................1 Assignment .............................................................................................................1 Limits of the assignment ........................................................................................1 Purpose and use of the report ................................................................................2 Observations .........................................................................................................2 Tree Inventory .........................................................................................................2 Analysis .................................................................................................................4 Discussion .............................................................................................................5 Condition Rating .....................................................................................................5 Mitigation for Removals ..........................................................................................6 Expected Impacts ...................................................................................................7 Tree Protection .......................................................................................................8 Conclusion ............................................................................................................8 Recommendations ...............................................................................................9 Bibliography ........................................................................................................10 Glossary of Terms ...............................................................................................11 Appendix A: Tree Inventory, Site Plan, and Protection ....................................13 Appendix B: Tree Inventory and Assessment Tables ......................................14 Appendix C: Photographs ..................................................................................15 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page 94 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 C1: Trees #616, #623 and #624 ............................................................................15 C2: Trees #617, #618, and #619 ...........................................................................16 C3: Holly #615 ......................................................................................................17 Appendix D: Tree Protection Guidelines ...........................................................18 D1: Plan Sheet Detail S-X (Type I) ........................................................................18 D2: Plan Sheet Detail S-Y (Type III) ......................................................................19 D3: Section 29.10.1005. - Protection of Trees During Construction ....................20 Tree Protection Zones and Fence Specifications .................................................20 All persons, shall comply with the following precautions .....................................21 Prohibited Activities ..............................................................................................21 Monitoring ............................................................................................................22 Root Pruning .........................................................................................................22 Boring or Tunneling ...............................................................................................22 Tree Pruning and Removal Operations .................................................................22 Appendix E: Tree Protection Signs ....................................................................23 E1: English ............................................................................................................23 E2: Spanish ...........................................................................................................24 Qualifications, Assumptions, and Limiting Conditions ...................................25 Certification of Performance.............................................................................26 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page 95 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Summary The applicant is requesting approval for construction of accessory structures exceeding 1,000 square feet in gross floor area and site improvements on property zoned HR-2 1/2. APN 532-24-004. Exempt pursuant to the CEQA Section 15303(a): new construction or conversion of small structures. The inventory contains ten (10) trees comprised of seven (7) different species. There are no Large Protected, Exempt, or Street Trees. Seven trees are in good condition and the remaining three are in fair shape. One pine tree #619 has signs of red turpentine beetles (Dendroctonus valens). Four trees are expected to be highly impacted and removed which included holly #615 (Ilex aquifolium) Chinese pistache (Pistacia chinensis) #617, coast live oak (Quercus agrifolia) #618, and silk tree (Albizia julibrissin) #624. One tree, coast live oak #623, could be moderately impacted. The remaining five trees are not expected to be affected. Tree protection will consider of fence around those to remain at their calculated tree protection radius of eight times their trunk diameter in feet. The applicant will be required to replace four protected trees. There were ten (10) protected trees appraised for a rounded depreciated value of $17,690.00. Introduction Background
 The Town of Los Gatos asked me to assess the site, trees, and proposed footprint plan, and to provide a report with my findings and recommendations to help satisfy planning requirements. Assignment •Provide an arborist’s report including an assessment of the trees within the project area and on the adjacent sites. The assessment is to include the species, size (trunk diameter), condition (health, structure, and form), and suitability for preservation ratings. Affix number tags on the trees for reference on site and on plans. •Provide tree protection specifications, guidelines, and impact ratings for those affected by the project. •Provide appraised values using the Trunk Formula Technique. Limits of the assignment •The information in this report is limited to the condition of the trees during my inspection on October 22, 2024. No tree risk assessments were performed. •Tree heights and canopy diameters are estimates. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 1 26 Page 96 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 •The plans reviewed for this assignment were as follows (Table 1). Purpose and use of the report The report is intended to identify all the trees within the plan area that could be affected by a project. The report is to be used by the Town of Los Gatos and the property owners as a reference for existing tree conditions to help satisfy planning requirements. Observations Tree Inventory The inventory consists of trees protected by the Town of Los Gatos located on site and those in close proximity on neighboring properties. Sec. 29.10.0960. - Scope of protected trees. All trees which have a four-inch or greater diameter (twelve and one half-inch circumference) of any trunk, when removal relates to any review for which zoning approval or subdivision approval is required. (Appendix A and B). Los Gatos Town Ordinance 29.10.0970 Exceptions (1) states the following: “A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference). Table 1: Plans Reviewed Checklist Plan Date Sheet Reviewed Source Existing Site Topographic Proposed Site Plan July 2024 A1.1 Yes Bay Area Builders, Inc. Erosion Control Grading and Drainage July 2024 C1 Yes R.I. Engineering Inc. Utility Plan and Hook-up locations Exterior Elevations July 2024 A3.1 - A3.3 Yes Bay Area Builders, Inc. Landscape Plan Irrigation Plan T-1 Tree Protection Plan Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 2 26 Page 97 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 The inventory contains ten (10) trees comprised of seven (7) different species. There are no Large Protected , Exempt , or Street 1 2 Trees (Chart 1). 3 Large protected tree means any oak (Quercus spp.), California buckeye (Aesculus californica), or Pacific madrone (Arbutus menziesii) which has a 24-inch or 1 greater diameter (75-inch circumference); or any other species of tree with a 48-inch or greater diameter (150-inch circumference). A fruit or nut tree that is less than eighteen (18) inches in diameter (fifty-seven-inch circumference). Species listed in 29.10.0970 subsection (2).2 Street tree means a tree in a public place, or along or within a public street or right-of-way.3 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 3 26 Quantity Page 98 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Analysis Tree appraisal was performed according to the Council of Tree & Landscape Appraisers Guide for Plant Appraisal 10th Edition, 2019 (CLTA) along with Western Chapter International Society of Arboriculture Species Classification and Group Assignment, 2004. The trees were appraised using the “Cost Approach” and more specifically the “Trunk Formula Technique” (Appendix B). “Trunk Formula Technique” is calculated as follows: Basic Tree Cost = (Unit tree cost x Appraised trunk area), Appraised Value = (Basic tree cost X functional Limitations (percentage) X Condition (percentage) X External Limitations (percentage)). The trunk formula valuations are based on four tree factors; size (trunk cross sectional area), condition, functional limitations, and external limitations. There are two steps to determine the overall value. The first step is to determine the “Basic Tree Cost” based on size and unit tree cost. Unit tree cost is calculated by dividing the nursery wholesale cost of a 24 inch box specimen and its replacement size (cost per square inch trunk caliper) which is determined by the Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. The cost of the 24 inch box wholesale specimen was determined through personal communications with BrightView and Normans nurseries in Farmington and Central Wholesale in San Jose for an average of $214.00. The second part is to depreciate the tree’s Basic Cost through an assessment of condition, functional limitations, and external limitations. The condition assessment guidelines and percentages are defined in the “Condition Rating” section of this report. Functional limitations are based on factors associated with the tree’s interaction to its planting site that would affect condition, limit development, or reduce the utility in the future and include genetics, placement, and site conditions for the individual tree. External limitations are outside the property, out of control of the owner and also affect condition, limit development, or reduce the utility in the future (i.e power lines, municipal restrictions, drought adaptations, or species susceptibility to pests). There were ten (10) protected trees appraised for a rounded depreciated value of $17,690.00. Appraisal worksheets are available upon request. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 4 26 Page 99 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Discussion Condition Rating A tree’s condition is a determination of its overall health, structure, and form. The assessment considered all three criteria for a combined condition rating. •100% - Exceptional = Good health and structure with significant size, location or quality. •61-80% - Good = Normal vigor, well-developed structure, function and aesthetics not compromised with good longevity for the site. •41-60 % - Fair = Reduced vigor, damage, dieback, or pest problems, at least one significant structural problem or multiple moderate defects requiring treatment. Major asymmetry or deviation from the species normal habit, function and aesthetics compromised. •21-40% - Poor = Unhealthy and declining appearance with poor vigor, abnormal foliar color, size or density with potential irreversible decline. One serious structural defect or multiple significant defects that cannot be corrected and failure may occur at any time. Significant asymmetry and compromised aesthetics and intended use. •6-20% - Very Poor = Poor vigor and dying with little foliage in irreversible decline. Severe defects with the likelihood of failure being probable or imminent. Aesthetically poor with little or no function in the landscape. •0-5% - Dead/Unstable = Dead or imminently ready to fail. Seven trees are in good condition and the remaining three are in fair shape. One pine tree #619 has signs of red turpentine beetles (Dendroctonus valens) (Chart 2). Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 5 26 Quantity Page 100 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Mitigation for Removals The table below indicates the recommended replacement values (Table 2). The applicant will be required to replace four protected trees. Alternatively it may be possible to create an approved landscape plan or provide an in-lieu payment. The landscape plan does not indicate any replacement trees. 1To measure an asymmetrical canopy of a tree, the widest measurement shall be used to determine canopy size. 2Often, it is not possible to replace a single large, older tree with an equivalent tree(s). In this case, the tree may be replaced with a combination of both the Tree Canopy Replacement Standard and in-lieu payment in an amount set forth by Town Council resolution paid to the Town Tree Replacement Fund. 3Single Family Residential Replacement Option is available for developed single family residential lots under 10,000 square feet that are not subject to the Town’s Hillside Development Standards and Guidelines. All 15-gallon trees must be planted on-site. Any in-lieu fees for single family residential shall be based on 24” box tree rates as adopted by Town Council. 4Replacement Trees shall be approved by the Town Arborist and shall be of a species suited to the available planting location, proximity to structures, overhead clearances, soil type, compatibility with surrounding canopy and other relevant factors. Replacement with native species shall be strongly encouraged. Replacement requirements in the Hillsides shall comply with the Hillside Development Standards and Guidelines Appendix A and Section 29.10.0987 Special Provisions—Hillsides. Table 2: Town of Los Gatos Tree Canopy - Replacement Standard Canopy Size of Removed Tree (1) Replacement Requirement (2)(4) Single Family Residential Replacement Option (3)(4) 10 feet or less Two 24 inch box trees Two 15 gallon trees More than 10 feet to 25 feet Three 24 inch box trees Three 15 gallon trees More than 25 feet to 40 feet Four 24 inch box trees or two 36 inch box trees Four 15 gallon trees More than 40 feet to 55 feet Six 24 inch box trees; or three 36 inch box trees Not available Greater than 55 feet Ten 24 inch box trees; or five 36 inch box trees Not available Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 6 26 Page 101 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Expected Impacts Impact level defines how a tree may be affected by construction activity and proximity to the tree, and is described as low, moderate, or high. The following scale defines the impact rating: •Low = The construction activity will have little influence on the tree. •Moderate = The construction may cause future health or structural problems, and steps must be taken to protect the tree to reduce future problems. •High = Tree structure and health will be compromised and removal is recommended, or other actions must be taken for the tree to remain. The tree is located in the building envelope. Four trees are expected to be highly impacted and removed which included holly #615, Chinese pistache #617, coast live oak #618, and silk tree #624 (Chart 3). One tree, coast live oak #623, could be moderately impacted and one of its codominant stems will need to be removed to provide clearance (and as a byproduct improve overall structure). The remaining five trees are not expected to be affected. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 7 26 Quantity Page 102 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Tree Protection Typically there are three different tree protection schemes which are called Type I (Appendix D1), Type II and Type III (Appendix D2) trunk protection only. The tree protection zone (TPZ) is the defined area in which certain activities are prohibited to minimize potential injury to the tree. There are two tree protection zones determined which include the “calculated” and “specified”. The “calculated” tree protection zone is determined by a multiplication factor based on species tolerance, tree age/vigor/health, and trunk diameter. The “specified” tree protection zone is adjusted in size and shape to accommodate the existing infrastructure, planned construction, and specific site constraints. This “specified” zone includes tree canopy conformation, visible root orientation, size, condition, maturity, and species tolerances (Gilpin, R, Hauer, R, Matheny, N, and Smiley, E.T. 2023). Tree protection will consider of fence around those to remain at their calculated tree protection radius of eight times their trunk diameter in feet. Conclusion The inventory contains ten (10) trees comprised of seven (7) different species. There are no Large Protected, Exempt, or Street Trees. Seven trees are in good condition and the remaining three are in fair shape. One pine tree #619 has signs of red turpentine beetles (Dendroctonus valens). Four trees are expected to be highly impacted and removed which included holly #615, Chinese pistache #617, coast live oak #618, and silk tree #624. One tree, coast live oak #623, could be moderately impacted and one of its codominant stems will need to be removed to provide clearance (and as a byproduct improve overall structure). The remaining five trees are not expected to be affected. Tree protection will consider of fence around those to remain at their calculated tree protection radius of eight times their trunk diameter in feet. The applicant will be required to replace four protected trees. There were ten (10) protected trees appraised for a rounded depreciated value of $17,690.00. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 8 26 Page 103 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Recommendations 1.Provide a plan sheet or existing topographic survey that indicates the trees within the project area. None of the plan sheets show tree locations for #616, #617, #618, #623 or #624 which many are expected to be highly impacted (Appendix A). 2.Place tree protection fence around the trees to be retained as indicated in Appendix B “Calculated TPZ”. 3.All tree maintenance and care shall be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. All maintenance is to be performed according to ISA Best Management Practices. 4.Refer to Appendix D for general tree protection guidelines including recommendations for arborist assistance while working under trees, trenching, or excavation within a trees drip line or designated TPZ/CRZ. 5.Place all the tree protection fence locations and guidelines on the plans including the grading, drainage, and utility plans. Create a separate plan sheet that includes all three protection measures labeled “T-1 Tree Protection Plan.” 6.Provide a copy of this report to all contractors and project managers, including the architect, civil engineer, and landscape designer or architect. It is the responsibility of the owner to ensure all parties are familiar with this document. Arrange a pre-construction meeting with the project arborist or landscape architect to verify tree protection is in place, with the correct materials, and at the proper distances. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 9 26 Page 104 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Bibliography Gilpin, R, Hauer, R, Matheny, N, and Smiley, E.T. Managing trees during construction, Third edition. Champaign, IL: International Society of Arboriculture, 2023. ISA. Guide For Plant Appraisal 9th Edition. Savoy, IL: International Society of Arboriculture, 2000. Print. ISA. Guide For Plant Appraisal 10th Edition. Savoy, IL: International Society of Arboriculture, 2018. Print. ISA. Species Classification and Group Assignment, 2004 Western Chapter Regional Supplement. Western Chapter ISA Matheny, Nelda P., Clark, James R. Trees and development: A technical guide to preservation of trees during land development. Bedminster, PA: International Society of Arboriculture 1998. Smiley, E, Matheny, N, Lilly, S, ISA. Best Management Practices: Tree Risk Assessment: International Society of Arboriculture, 2017. Print Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 10 26 Page 105 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Glossary of Terms calculated tree protection zone: A TPZ calculated using the trunk diameter and a multiplication factor based on species tolerance to construction and tree age. It is often plotted on a plan as a circle or other arbitrary shape and can be used as a guide for establishing the specified TPZ. critical root zone: a conceptual soil area containing the minimal amount of all the essential parts of the root zone needed to sustain tree health and structural integrity. There are no universally accepted methods to calculate the CRZ. basic Tree Cost: The cost of replacement for a perfect specimen of a particular species and cross sectional area prior to location and condition depreciation. cost Approach: An indication of value by adding the land value to the depreciated value of improvements. defect: An imperfection, weakness, or lack of something necessary. In trees defects are injuries, growth patterns, decay, or other conditions that reduce the tree’s structural strength. diameter at breast height (DBH): Measures at 1.4 meters (4.5 feet) above ground in the United States, Australia (arboriculture), New Zealand, and when using the Guide for Plant Appraisal, 9th edition; at 1.3 meters (4.3 feet) above ground in Australia (forestry), Canada, the European Union, and in UK forestry; and at 1.5 meters (5 feet) above ground in UK arboriculture. drip Line: Imaginary line defined by the branch spread or a single plant or group of plants. The outer extent of the tree crown. form: Describes a plant’s habit, shape or silhouette defined by its genetics, environment, or management. health: Assessment is based on the overall appearance of the tree, its leaf and twig growth, and the presence and severity of insects or disease mechanical damage: Physical damage caused by outside forces such as cutting, chopping or any mechanized device that may strike the tree trunk, roots or branches. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 11 26 Page 106 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 scaffold branches: Permanent or structural branches that for the scaffold architecture or structure of a tree. specified tree protection zone (specified TPZ): a TPZ that is adjusted in size or shape to accommodate the existing infrastructure, planned construction, and aspects of the site, as well as the tree canopy conformation, visible root orientation, size, condition, maturity, and species response to construction. straw wattle: also known as straw worms, bio-logs, straw noodles, or straw tubes are man made cylinders of compressed, weed free straw (wheat or rice), 8 to 12 inches in diameter and 20 to 25 feet long. They are encased in jute, nylon, or other photo degradable materials, and have an average weight of 35 pounds. structure: Evaluation focused on the crown, trunk, trunk flare, above ground roots and the site conditions contributing to conditions and/or defects that may contribute to failure. Tree Protection Zone (TPZ): Defined area within which certain activities are prohibited or restricted to prevent or minimize potential injury to designated trees, especially during construction or development. Tree Risk Assessment: Process of evaluating what unexpected things could happen, how likely it is, and what the likely outcomes are. In tree management, the systematic process to determine the level of risk posed by a tree, tree part, or group of trees. trunk: Stem of a tree. Trunk Formula Technique: Method to appraise the monetary value of trees considered too large to be replaced with nursery or field grown stock. Based on developing a representative unit cost for replacement with the same or comparable species of the same size and in the same place, subject to depreciation for various factors. Contrast with replacement cost method. volunteer: A tree, not planted by human hands, that begins to grow on residential or commercial property. Unlike trees that are b drought in and installed on property, volunteer trees usually spring up on their own from seeds placed onto the ground by natural causes or accidental transport by people. Normally, volunteer trees are considered weeds and removed, but many desirable and attractive specimens have gone on to become permanent residents on many public and private grounds. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 12 26 Page 107 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Appendix A: Tree Inventory, Site Plan, and Protection Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 13 26 #615 #616 #617 #618 #619 #620 #621 #622 #623 #624 Page 108 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Appendix B: Tree Inventory and Assessment Tables Table 3: Inventory and Assessment Summary Tree Species I.D. #Trunk Diameter (in.) ~ Canopy Diameter (ft.) Condition Expected Impact Protection Status Rounded Depreciated Value Calculated Protection Radii (ft.) holly (Ilex aquifolium)615 10 15 Good High Protected $1,160.00 7 coast live oak (Quercus agrifolia)616 11 15 Good Low Protected $2,530.00 7 pistache (Pistacia chinensis)617 4 10 Good High Protected $570.00 3 coast live oak (Quercus agrifolia)618 4 10 Good High Protected $330.00 3 Canary Island pine (Pinus canariensis)619 14 15 Fair Low Protected $2,270.00 9 Canary Island pine (Pinus canariensis)620 17, 17 25 Fair Low Protected $6,700.00 16 black pine (Pinus jeffreyi)621 8 15 Good Low Protected $740.00 5 Monterey pine (Pinus radiata)622 19 20 Fair Low Protected $480.00 13 coast live oak (Quercus agrifolia)623 9, 7 10 Good Moderate Protected $2,720.00 8 Silk tree (Albizia julibrissin)624 9 10 Good High Protected $190.00 6 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 14 26 Page 109 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Appendix C: Photographs C1: Trees #616, #623 and #624
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 15 26 #616#624 #623 Page 110 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 C2: Trees #617, #618, and #619 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 16 26 #617 #618#619 Page 111 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 C3: Holly #615
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 17 26 #615 Page 112 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Appendix D: Tree Protection Guidelines D1: Plan Sheet Detail S-X (Type I)
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 18 26 TREE PROTECTION Crown drip line or other limit of Tree Protection area. See tree preservation plan for fence alignment.4'-0"Maintain existing grade with the tree protection fence unless otherwise indicated on the plans. 2" x 6' steel posts or approved equal. Tree Protection fence: High density polyethylene fencing with 3.5" x 1.5" openings; Color- orange. Steel postsinstalled at 8' o.c. 5" thick layer of mulch. Notes: 1- See specifications for additional treeprotection requirements. 2- If there is no existing irrigation, see specifications for watering requirements. 3- No pruning shall be performed except by approved arborist. 4- No equipment shall operate inside the protective fencing including during fence installation and removal. 5- See site preparation plan for any modifications with the Tree Protectionarea. SECTION VIEW KEEP OUT TREE PROTECTION AREA 8.5" x 11" signlaminated in plastic spacedevery 50' along the fence. URBAN TREE FOUNDATION © 2014OPEN SOURCE FREE TO USE Tree protection fence: Fencing shall be comprised of six- foot high chain link mounted on eight- foot tall, 1 7/8-inch diameter galvanized posts, driven 24 inches into the ground. Minimum 4” thick mulch layer Crown diameter drip line distance equal to the outer most limit of foliage.Notes: •All tree maintenance and care shall be performed by a qualified arborist with a C-61/D-49 California Contractors License. Tree maintenance and care shall be specified in writing according to American National Standard for Tree Care Operations: Tree, Shrub and Other Woody Plant Management: Standard Practices parts 1 through 10 and adhere to ANSI Z133.1 safety standards and local regulations. •All maintenance is to be performed according to ISA Best Management Practices. Notes: The Tree Protection Zone (TPZ) may vary in radius from the trunk and may or may not be established at the drip line distance. See arborist’s report and plan sheet for specifications of TPZ radii.6’-0”Modified by Monarch Consulting Arborists LLC, 2019 Page 113 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 D2: Plan Sheet Detail S-Y (Type III)
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 19 26EVCHARGINGONLYEVCHARGINGONLYNOPARKINGNOPARKINGCLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.CLEAN AIRVAN POOLE.V.327 328 329329327328E1E1E1E5E5AE5CC ?W ?W ?WPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANS GUSHEE STREET PLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSPARKING AND BUILDING BYTEALL MESSER ARCHITECTSEE LIBRARY PLANSPLANTING PLAN BYJONI JANECKI & ASSOCIATESSEE LIBRARY PLANSLIBRARY LANDSCAPE PLAN BYJONI JANECKI & ASSOCIATES L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.L.O.W.BULL CREEK FLOWLINEFUTURELIBRARY XXXXXXXXXXXXXXXXX X X X X X X X X X X KIRBY STREETXXXSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTSSEE L2.0 MATERIALS PLAN FOR DISCOVERY PARKIMPROVEMENTS (E) CHAINLINK FENCE AND GATETO REMAIN APPROXIMATE LIMIT OF WORK (L.O.W.)LEGEND (E) TREE TO BE PROTECTED(E) TREE TO REMAINNOTE:1.SEE C3.0 EROSION CONTROL PLAN FOR TREEPROTECTION IN EXISTING RIPARIAN AREA.2.TREE SURVEY PROVIDED BY IFLAND SURVEY, 10/09/18.3.CONTRACTOR SHALL PROTECT ALL TREES WHICH ARELOCATED WITHIN 10' OF EQUIPMENT MOVEMENT.1L1.0(E) FENCE TO BE REMOVEDARBORIST NOTES:1.ALL TREE MAINTENANCE AND CARE SHALL BEPERFORMED BY A QUALIFIED ARBORIST WITH AC-61/D-49 CALIFORNIA CONTRACTORS LICENSE. TREEMAINTENANCE AND CARE SHALL BE SPECIFIED INWRITING ACCORDING TO AMERICAN NATIONALSTANDARD FOR TREE CARE OPERATIONS: TREE, SHRUBAND OTHER WOODY PLANT MANAGEMENT: STANDARDPRACTICES PARTS 1 THROUGH 10 AND ADHERE TO ANSIZ133.1 SAFETY STANDARDS AND LOCAL REGULATIONS.ALL MAINTENANCE IS TO BE PERFORMED ACCORDING TO ISA BEST MANAGEMENT PRACTICES. 2.TREE PRUNING - IF TREE PRUNING FOR OVERHEAD CLEARANCE IS REQUIRED OR NECESSARY PRUNING SPECIFICATIONS SHALL BE IN WRITING PRIOR TO ANY CUTTING. CUTTING SHALL BE PERFORMED BY A QUALIFIED TREE CARE PROFESSIONAL OR SUPERVISED BY THE PROJECT ARBORIST. NO LIMBS GREATER THAN FOUR INCHES (4”) IN DIAMETER SHALL BE REMOVED WITHOUT APPROVAL. 3.ROOT MANAGEMENT - PRIOR TO REMOVING ROOTS GREATER THAN TWO INCHES (2”) IN DIAMETER EACH TREE SHALL BE EVALUATED BY THE PROJECT ARBORIST TO HELP DETERMINE ITS LIKELIHOOD OF FAILURE AFTER ROOT LOSS. IF ROOTS OVER TWO INCHES IN DIAMETER ARE ENCOUNTERED THEY SHOULD BE PRUNED BY HAND WITH LOPPERS, HANDSAW, RECIPROCATING SAW, OR CHAIN SAW RATHER THAN LEFT CRUSHED OR TORN. ROOTS SHOULD BE CUT BEYOND SINKER ROOTS OR OUTSIDE ROOT BRANCH JUNCTIONS AND BE SUPERVISED BY THE PROJECT ARBORIST. WHEN COMPLETED, EXPOSED ROOTS SHOULD BE KEPT MOIST WITH BURLAP OR BACKFILLED WITHIN ONE HOUR. NO ROOTS SHALL BE CUT WITHIN SIX TIMES THE TRUNK DIAMETER DISTANCE IN FEET ON ONE SIDE WITHOUT ARBORIST APPROVAL. 4.TRUNK PROTECTION - PREVENTING MECHANICAL DAMAGE TO THE MAIN STEMS FROM EQUIPMENT OR HAND TOOLS CAN BE ACCOMPLISHED BY WRAPPING THE MAIN STEM WITH STRAW WATTLE. 5.SITE OCCUPANCY - HAVE A QUALIFIED ARBORIST PERFORM A LEVEL 2: BASIC TREE RISK ASSESSMENT AS DESCRIBED IN BEST MANAGEMENT PRACTICES: TREE RISK ASSESSMENT: INTERNATIONAL SOCIETY OF ARBORICULTURE, 2017 TO HELP IDENTIFY ANY NEW RISK FACTORS AFTER CONSTRUCTION UPON NEW SITE OCCUPANCY. DEMOLITION AND TREE PROTECTION PLAN L1.0 1"= 20' LANDSCAPE ARCHITECTBASE LANDSCAPE ARCHITECTUREPROJECT TEAMPROJECT NAME & ADDRESSFELTON LIBRARYDISCOVERY PARKGUSHEE STREETFELTON, CA, 95018REVISION#Date Description STAMP SHEET TITLE Scale: Date: Drawn by: Checked by: Project No.: PHASE BID SET No. 5579 Ren. 9/30/2020LICENSED A R C HI TECTST ATEOF CAL I F O R NIAAL ENDACSP 1802 PA / AS NM 04/19/2019 CIVIL ENGINEERMME CIVIL + STRUCTURAL ENGINEERINGSAN FRANCISCO / PORTLANDwww.baselandscape.comIRRIGATION DESIGNRMA IRRIGATIONCLIENTSANTA CRUZ COUNTY DEPARTMENT OF PARKS,OPEN SPACE, AND CULTURAL SERVICES 0 feet40 1" = 20' 20 60 80 NORTHSECTION TREE TRUNK 12" Ø STRAWFILLED BURLAPWATTLES TREE PROTECTION WITHOUT FENCE 3/8" = 1'-0"4'-0"ROOT PROTECTIONZONE. SEE SPECS FORREQUIREMENTS 1 SCHEDULE TREES TO BE PROTECTED: 20 TREES TO BE REMOVED: 0 04-19-20191 Planning Review Comments1 SECTION VIEW TRUNK PROTECTION WITH WATTLES-Y 6’-0” Excavation Trenches: 1. When any roots are cut or torn during construction, it is critical that you sharply cut all the ends of any exposed roots immediately. Failure to do so will leave crushed and torn roots. This leads to decay and inhibits growth of new roots. 2. Pile soil on the side of the trench opposite the tree. If this is not possible, place the soil on a plastic tarp, plywood or a thick bed of mulch. 3. Do not compact the backfill on the trench more than its original firmness. 4. Water the backfill to allow the roots to begin healing. Trenching near a tree can kill as much as 40%-50% of the tree’s roots. If the tree you are working around is in a confined space and your equipment will be coming close, it is important for you to protect the trunk. Wrap the tree trunk in old tires or place 2” x 4” studs around the tree and rope or band them together. ROOT PRUNING DETAIL PLEASE KEEP THIS SHEET FOR REFERENCE 2” x 4” or 2” x 2” Dimensional Lumber Sturdy Strap (steel, nylon, or synthetic rope) 2” x 4” ’or 2” x 2” - 6 to 8 Feet Tall Dimensional Lumber Spaced 3” Apart Sturdy Strap (steel, nylon, or synthetic rope) Bridge With 4” - 6” Deep Course Woody Debris or 4” x 4” Dimensional Lumber and 3/4” Plywood or Steel Road Plate. Note: See Local Ordinance Requirements and Arborist’s Report for Additional Protection Specifications and Guidelines. Trunk Protection Vertical Timber Detail 6’ MIN.Page 114 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 D3: Section 29.10.1005. - Protection of Trees During Construction Tree Protection Zones and Fence Specifications   1.Size and materials: Six (6) foot high chain link fencing, mounted on two-inch diameter galvanized iron posts, shall be driven into the ground to a depth of at least two (2) feet at no more than ten-foot spacing. For paving area that will not be demolished and when stipulated in a tree preservation plan, posts may be supported by a concrete base. 2.Area type to be fenced: Type I: Enclosure with chain link fencing of either the entire dripline area or at the tree protection zone (TPZ), when specified by a certified or consulting arborist. Type II: Enclosure for street trees located in a planter strip: chain link fence around the entire planter strip to the outer branches. Type III: Protection for a tree located in a small planter cutout only (such as downtown): orange plastic fencing shall be wrapped around the trunk from the ground to the first branch with two-inch wooden boards bound securely on the outside. Caution shall be used to avoid damaging any bark or branches. 3.Duration of Type I, II, III fencing: Fencing shall be erected before demolition, grading or construction permits are issued and remain in place until the work is completed. Contractor shall first obtain the approval of the project arborist on record prior to removing a tree protection fence. 4.Warning Sign: Each tree fence shall have prominently displayed an eight and one-half-inch by eleven-inch sign stating: "Warning —Tree Protection Zone—This fence shall not be removed and is subject to penalty according to Town Code 29.10.1025.” Text on the signs should be in both English and Spanish (Appendix E). 
Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 20 26 Page 115 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 All persons, shall comply with the following precautions 1.Prior to the commencement of construction, install the fence at the dripline, or tree protection zone (TPZ) when specified in an approved arborist report, around any tree and/or vegetation to be retained which could be affected by the construction and prohibit any storage of construction materials or other materials, equipment cleaning, or parking of vehicles within the TPZ. The dripline shall not be altered in any way so as to increase the encroachment of the construction. 2.Prohibit all construction activities within the TPZ, including but not limited to: excavation, grading, drainage and leveling within the dripline of the tree unless approved by the Director. 3.Prohibit disposal or depositing of oil, gasoline, chemicals or other harmful materials within the dripline of or in drainage channels, swales or areas that may lead to the dripline of a protected tree. 4.Prohibit the attachment of wires, signs or ropes to any protected tree. 5.Design utility services and irrigation lines to be located outside of the dripline when feasible. 6.Retain the services of a certified or consulting arborist who shall serve as the project arborist for periodic monitoring of the project site and the health of those trees to be preserved. The project arborist shall be present whenever activities occur which may pose a potential threat to the health of the trees to be preserved and shall document all site visits. 7.The Director and project arborist shall be notified of any damage that occurs to a protected tree during construction so that proper treatment may be administered. Prohibited Activities The following are prohibited activities within the TPZ: •Grade changes (e.g. soil cuts, fills); •Trenches; •Root cuts; •Pedestrian and equipment traffic that could compact the soil or physically damage roots; •Parking vehicles or equipment; •Burning of brush and woody debris; •Storing soil, construction materials, petroleum products, water, or building refuse; and, •Disposing of wash water, fuel or other potentially damaging liquids. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 21 26 Page 116 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Monitoring Any trenching, construction or demolition that is expected to damage or encounter tree roots should be monitored by the project arborist or a qualified ISA Certified Arborist and should be documented. The site should be evaluated by the project arborist or a qualified ISA Certified Arborist after construction is complete, and any necessary remedial work that needs to be performed should be noted. Root Pruning Roots greater than two inches in diameter shall not be cut. When roots over two inches in diameter are encountered and are authorized to be cut or removed, they should be pruned by hand with loppers, handsaw, reciprocating saw, or chain saw rather than left crushed or torn. Roots should be cut beyond sinker roots or outside root branch junctions and be supervised by the project arborist. When completed, exposed roots should be kept moist with burlap or backfilled within one hour. Boring or Tunneling Boring machines should be set up outside the drip line or established Tree Protection Zone. Boring may also be performed by digging a trench on both sides of the tree until roots one inch in diameter are encountered and then hand dug or excavated with an Air Spade® or similar air or water excavation tool. Bore holes should be adjacent to the trunk and never go directly under the main stem to avoid oblique (heart) roots. Bore holes should be a minimum of three feet deep. Tree Pruning and Removal Operations All tree pruning or removals should be performed by a qualified arborist with a C-61/D-49 California Contractors License. Treatment, including pruning, shall be specified in writing according to the most recent ANSI A-300A Standards and Limitations and performed according to ISA Best Management Practices while adhering to ANSI Z133.1 safety standards. Trees that need to be removed or pruned should be identified in the pre-construction walk through. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 22 26 Page 117 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Appendix E: Tree Protection Signs E1: English
 Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 23 26 Warning Tree Protection Zone This Fence Shall Not Be Removed And Is Subject To Penalty According To Town Code 29.10.1025 Page 118 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 E2: Spanish Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 24 26 Cuidado Zona De Arbol Pretejido Esta valla no podrán ser sacados Y está sujeta a sanción en función de Código Ciudad del 29.101025 Page 119 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Qualifications, Assumptions, and Limiting Conditions Any legal description provided to the consultant is assumed to be correct. Any titles or ownership of properties are assumed to be good and marketable. All property is appraised or evaluated as though free and clear, under responsible ownership and competent management. All property is presumed to be in conformance with applicable codes, ordinances, statutes, or other regulations. Care has been taken to obtain information from reliable sources. However, the consultant cannot be responsible for the accuracy of information provided by others. The consultant shall not be required to give testimony or attend meetings, hearings, conferences, mediations, arbitration, or trials by reason of this report unless subsequent contractual arrangements are made, including payment of an additional fee for such services. This report and any appraisal value expressed herein represent the opinion of the consultant, and the consultant’s fee is not contingent upon the reporting of a specified appraisal value, a stipulated result, or the occurrence of a subsequent event. Sketches, drawings, and photographs in this report are intended for use as visual aids, are not necessarily to scale, and should not be construed as engineering or architectural reports or surveys. The reproduction of information generated by architects, engineers, or other consultants on any sketches, drawings, or photographs is only for coordination and ease of reference. Inclusion of said information with any drawings or other documents does not constitute a representation as to the sufficiency or accuracy of said information. Unless otherwise expressed: a) this report covers only examined items and their condition at the time of inspection; and b) the inspection is limited to visual examination of accessible items without dissection, excavation, probing, or coring. There is no warranty or guarantee, expressed or implied, that structural problems or deficiencies of plants or property may not arise in the future. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 25 26 Page 120 16511 Cypress Way Tree Inventory, Assessment and Protection Report November 6, 2024 Certification of Performance I Richard Gessner, Certify: That I have personally inspected the tree(s) and/or the property referred to in this report, and have stated my findings accurately. The extent of the evaluation and/or appraisal is stated in the attached report and Terms of Assignment; That I have no current or prospective interest in the vegetation or the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved; That the analysis, opinions and conclusions stated herein are my own; That my analysis, opinions, and conclusions were developed and this report has been prepared according to commonly accepted Arboricultural practices; That no one provided significant professional assistance to the consultant, except as indicated within the report. That my compensation is not contingent upon the reporting of a predetermined conclusion that favors the cause of the client or any other party, nor upon the results of the assessment, the attainment of stipulated results, or the occurrence of any other subsequent events; I further certify that I am a Registered Consulting Arborist® with the American Society of Consulting Arborists, and that I acknowledge, accept and adhere to the ASCA Standards of Professional Practice. I am an International Society of Arboriculture Board Certified Master Arborist®. I have been involved with the practice of Arboriculture and the care and study of trees since 1998. Richard J. Gessner ASCA Registered Consulting Arborist® #496 ISA Board Certified Master Arborist® WE-4341B Copyright © Copyright 2024, Monarch Consulting Arborists LLC. Other than specific exception granted for copies made by the client for the express uses stated in this report, no parts of this publication may be reproduced, stored in a retrieval system, or transmitted in any form or by any means, electronic, mechanical, recording, or otherwise without the express, written permission of the author. Monarch Consulting Arborists LLC - P.O Box 1010, Felton, CA 95018 831.331.8982 - rick@monarcharborist.com Page of 26 26 Page 121 This Page Intentionally Left Blank Page 122 Page 123 Public Noticing Map Page 124 A0 COVER SHEET REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway ReplacementC Y P R E S S W A Y GENERAL NOTES S-24-045 MARCH 28, 2025 KOLANDER RESIDENCE DRAWING INDEX LOCATION SITE MAP VICINITY AERIAL VIEWBUILDING DATA SCOPE OF WORK BUILDING CODES ARCHITECTURE & SITE DEVELOPMENT PERMIT GARAGE & BREEZEWAY 16511 CYPRESS WAY | LOS GATOS, CALIFORNIA 95030 REPLACEMENT EXHIBIT 9Page 125 A0.1 CONDITIONS OF APPROVAL REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway ReplacementPage 126 A0.2 SCCFD AMMR REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway ReplacementCOMMENTS DURING PLANNING “…”“” Page 127 A0.3 CONSTRUCTION BEST MANAGEMENT PRACTICES (BMPs) REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway ReplacementPage 128 A0.4 CALGREEN MANDATORY MEASURES REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway ReplacementGENERAL NOTES CALGREEN RESIDENTIAL BUILDING CODE MANDATORY MEASURES 4.1 PLANNING AND DESIGN CALGREEN RESIDENTIAL BUILDING CODE MANDATORY MEASURES 4.2 ENERGY EFFICIENCY 4.3 WATER EFFICIENCY AND CONSERVATION 4.4 MATERIAL CONSERVATION AND RESOURCE EFFICIENCY SECTION DESCRIPTION REQUIREMENTS SUMMARY COMPLIANCE YES NO N/A REMARKS SECTION DESCRIPTION REQUIREMENTS SUMMARY COMPLIANCE YES NO N/A REMARKS SECTION DESCRIPTION REQUIREMENTS SUMMARY COMPLIANCE YES NO N/A REMARKS SECTION DESCRIPTION REQUIREMENTS SUMMARY COMPLIANCE YES NO N/A REMARKS 4.5 ENVIRONMENTAL QUALITY ’ SECTION DESCRIPTION REQUIREMENTS SUMMARY COMPLIANCE YES NO N/A REMARKS Page 129 T-1 TREE PROTECTION PLAN REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway Replacement1 T-1 PARTIAL SITE PLAN TREE REMOVAL AND PROTECTION REQ'TS C Y P R E S S W A Y WARNING TREE PROTECTION ZONE CUIDADO ZONE DE ARBOL PRETEJIDO TREE PROTECTION SIGNAGE DETAILS Page 130 A1.0 SITE PLAN EXISTING CONDITIONS & DEMOLITION REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway Replacement1 A1.1 SITE PLAN GENERAL NOTES APN: 532-24-004 C Y P R E S S W A Y WASTE MANAGEMENT TREE REMOVAL AND PROTECTION REQ'TS WARNING TREEPROTECTIONZONE TREE PROTECTION DETAIL CUIDADO ZONE DEARBOLPRETEJIDO REFER TO T-1 TREE PROTECTION PLAN FOR FURTHER INFORMATION AND DETAILS Page 131 A1.1 SITE PLAN REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway Replacement1 A1.1 SITE PLAN GENERAL NOTES APN: 532-24-004 C Y P R E S S W A Y MISC. NOTES SITE/BUILDING DATA GARAGE Page 132 A1.2 SITE PLAN REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway Replacement1 A1.2 SITE PLAN WATER QUALITY NOTES C Y P R E S S W A Y CONSTRUCTION SITE FIRE SAFETY NOTES ZONE 0 ZONE 1 ZONE 2 DEFENSIBLE SPACE/FIRE BREAK NOTES GARAGE Page 133 A2.1 FLOOR PLANS REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway Replacement2 A2.1 FLOOR PLAN - PROPOSED GENERAL NOTES LEGEND 1 A2.1 FLOOR PLAN - DEMOLITION SHEET NOTES WALL LEGEND FINISH NOTES Page 134 A2.2 ROOF PLAN & SITE ELEMENTS REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway Replacement1 A2.2 ROOF PLAN - PROPOSED GENERAL NOTES SHEET NOTES WILDLAND URBAN INTERFACE COMPLIANCE Page 135 A3.0 EXISTING EXTERIOR ELEVATIONS REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway ReplacementC A3.0 REAR EXTERIOR ELEVATION (SOUTH) A A3.0 FRONT EXTERIOR ELEVATION (NORTH) D A3.0 SIDE EXTERIOR ELEVATION (WEST) B A3.0 SIDE EXTERIOR ELEVATION (EAST) EXTERIOR COLOR SCHEME Page 136 A3.1 EXTERIOR ELEVATIONS REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway ReplacementC A3.1 REAR EXTERIOR ELEVATION (SOUTH) A A3.1 FRONT EXTERIOR ELEVATION (NORTH) D A3.1 SIDE EXTERIOR ELEVATION (WEST) B A3.1 SIDE EXTERIOR ELEVATION (EAST) EXTERIOR COLOR SCHEMEEXTERIOR COLOR SCHEME Page 137 A3.2 BUILDING SECTIONS REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway ReplacementE A3.2 BUILDING SECTION C A3.2 BUILDING SECTION WITH DORMERS A A3.2 BUILDING SECTION D A3.2 BUILDING SECTION B A3.2 BUILDING SECTION Page 138 A3.3 OVERALL SITE SECTION REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway ReplacementA A3.3 OVERALL SITE SECTION Page 139 A3.4 OVERALL SITE SECTION REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway ReplacementB A3.4 OVERALL SITE SECTION Page 140 A7.1 DOOR & WINDOW SCHEDULES AND DETAILS DOOR TYPES FRAME TYPES 1 A7.1 DOOR HEAD DETAIL REVISIONS CONDITIONS & RESTRICTIONS SHEET TITLE 3360 De La Cruz BoulevardSanta Clara, CA 95054www.ba-builders.commain office: (408) 648-4500fax: (408) 588-0095CA license: B-443949BAY AREABUILDERSINCORPORATEDPROJECT TITLE KOLANDERRESIDENCE16511 Cypress Way | Los Gatos, California 95030Garage & Breezeway ReplacementHARDWARE GROUPS: 2 A7.1 DOOR JAMB DETAIL WINDOW TYPES: 5 A7.1 WINDOW HEAD DETAIL 6 A7.1 WINDOW JAMB DETAIL 7 A7.1 WINDOW SILL DETAIL WINDOW NOTES: WINDOW SCHEDULE DOOR SCHEDULE DOOR NOTES: 3 A7.1 PENETRATION DETAIL AT WALL 4 A7.1 ELECTRICAL OUTLET/J-BOX8 A7.1 BOLLARD DETAIL Page 141 1 INCH = 10 FEET16511 CYPRESS WAY FOR TOWN OF LOS GATOSAPN: 532-24-004 SCOTT & JACKEY KOLANDER GARAGE ADDITION & BREEZEWAY REPLACEMENT 24-033-1FEBRUARY 2025CIVIL3.dwgPLANNING SUBMITTALGRADING & DRAINAGE PLAN 303 Potrero St., Suite 42-202, Santa Cruz, CA 95060 831-425-3901 www.riengineering.com , c.dwg namedateproject no.scaleAS SHOWNPage 142 16511 CYPRESS WAY FOR TOWN OF LOS GATOSAPN: 532-24-004 SCOTT & JACKEY KOLANDER GARAGE ADDITION & BREEZEWAY REPLACEMENT 24-033-1FEBRUARY 2025CIVIL3.dwgPLANNING SUBMITTALDETAILS 303 Potrero St., Suite 42-202, Santa Cruz, CA 95060 831-425-3901 www.riengineering.com , c.dwg namedateproject no.scaleAS SHOWNPage 143 1 INCH = 10 FEET16511 CYPRESS WAY FOR TOWN OF LOS GATOSAPN: 532-24-004 SCOTT & JACKEY KOLANDER GARAGE ADDITION & BREEZEWAY REPLACEMENT 24-033-1FEBRUARY 2025CIVIL3.dwgPLANNING SUBMITTALSTORMWATER POLLUTIONCONTROL PLAN 303 Potrero St., Suite 42-202, Santa Cruz, CA 95060 831-425-3901 www.riengineering.com , c.dwg namedateproject no.scaleAS SHOWNPage 144 PREPARED BY: Sean Mullin, AICP Planning Manager Reviewed by: Town Attorney and Community Development Director 110 E. Main Street Los Gatos, CA 95030 ● (408) 354-6872 www.losgatosca.gov TOWN OF LOS GATOS PLANNING COMMISSION REPORT MEETING DATE: 04/23/2025 ITEM NO: 6 DATE: April 18, 2025 TO: Planning Commission FROM: Joel Paulson, Community Development Director SUBJECT: Consider a Request for Approval to Demolish Existing Commercial Structures, Construct a Multi-Family Live/Work Development (55 Units), a Conditional Use Permit for a Live/Work Development, a Condominium Vesting Tentative Map, Site Improvements Requiring a Grading Permit, and Removal of Large Protected Trees, Under Senate Bill 330 (SB 330) on Property Zoned CH:HEOZ. Located at 15349-15367 Los Gatos Boulevard. APNs 424-19-048 and 424-19- 049. Architecture and Site Application S-24-015, Conditional Use Permit U-24- 006, Subdivision Application M-24-008. No Additional Environmental Review is Necessary Pursuant to CEQA Guidelines Sections 15162: Subsequent EIRs and 15168: Program EIR, Since the Proposed Project’s Environmental Impacts were Adequately Addressed in the 2020 General Plan EIR and/or 2040 General Plan EIR, as Applicable. Property Owner: Jonathan Peck. Applicant: City Ventures. Project Planner: Sean Mullin. RECOMMENDATION: Consider a request for approval to demolish existing commercial structures, construct a multi- family live/work development (55 units), a conditional use permit for a live/work development, a condominium vesting tentative map, site improvements requiring a Grading Permit, and removal of large protected trees, under SB 330 on property zoned CH:HEOZ, located at 15349- 15367 Los Gatos Boulevard. PROJECT DATA: General Plan Designation: Mixed Use Commercial Zoning Designation: CH:HEOZ, Restricted Highway Commercial, Housing Element Overlay Zone Applicable Plans & Standards: General Plan; Objective Design Standards for Qualifying Multi-Family and Mixed-Use Residential Development Parcel Size: 68,151 square feet (1.56 acres) Surrounding Area: Page 145 PAGE 2 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 CEQA: An Initial Study (Exhibit 1) was prepared for the project concluding that additional environmental review is not necessary pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15162: Subsequent EIRs and 15168: Program EIR, since the proposed project’s environmental impacts were adequately addressed in the 2020 General Plan EIR and/or 2040 General Plan EIR, as applicable. FINDINGS:  As required, additional environmental review is not necessary pursuant to CEQA Guidelines Sections 15162: Subsequent EIRs and 15168: Program EIR, since the proposed project’s environmental impacts were adequately addressed in the 2020 General Plan EIR and/or 2040 General Plan EIR, as applicable;  As required that the project is consistent with the General Plan;  As required by Section 66474 of the Subdivision Map Act;  As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit;  The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations) except for the waivers requested pursuant to State Density Bonus Law;  The project meets the Town of Los Gatos Objective Design Standards for Qualifying Multi- Family and Mixed-Use Residential Development except for the waivers requested pursuant to State Density Bonus Law;  As required by State Density Bonus Law for granting a concession pursuant to California Government Code Section 65915 (d) and for granting waivers pursuant to California Government Code Section 65915 (a)(2); and  As required by California Government Code Section 65863 regarding state RHNA requirements, the Town’s Housing Element Sites Inventory, and No Net Loss Law. CONSIDERATIONS:  As required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application. Existing Land Use General Plan Zoning North Commercial Mixed Use Commercial CH South Commercial Mixed Use Commercial CH:HEOZ East Commercial/Health Care Mixed Use Commercial CH:PD West Single-Family Residential Low Density Residential R-1:8 Page 146 PAGE 3 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 ACTION: The Planning Commission will provide a recommendation to the Town Council who will render the final decision on the proposal. BACKGROUND: Senate Bill 330 The Housing Crisis Act of 2019, or SB 330, became effective on January 1, 2020, and will remain in effect until it sunsets on January 1, 2030. SB 330 provides an expedited review process for housing development projects and offers greater certainty by allowing an optional vesting opportunity through the Preliminary Application process. Submittal of a Preliminary Application allows a developer to provide a specific subset of information on the proposed housing development ahead of providing the full amount of information required by the Town for a housing development application. Once the preliminary application is “deemed submitted” and payment of the permit processing fee is made, a vesting date is established, freezing the applicable fees and development standards that apply to the project while the applicant assembles the rest of the materials necessary for a full application submittal. Eligible projects are exempt from discretionary review and must be consistent with objective zoning and design standards. The statute requires that a final decision be made in no more than five public hearings, including appeals. The SB 330 preliminary application for this project achieved a vesting date of April 30, 2024. State Density Bonus Law State Density Bonus Law (SDBL) created a mechanism to obtain more favorable development requirements for projects with affordable or senior units. To meet the affordable housing goals, developers are entitled to a density bonus that corresponds to specified percentages of units set aside for very-low, low, or moderate-income households. In addition to the density bonus, SDBL provide three provisions that must be granted to qualifying projects: 1. One or more concession that provides cost reductions for the development. Under the law, a concession includes a reduction in site development standards and/or regulations when such regulations potentially make the project economically infeasible for the developer to build. These can include a reduction in site development standards or modification of zoning or architectural design requirements that exceed minimum building standards. The number of allowed concessions is determined on a sliding scale based on the percentage of units that will be set aside as affordable units and the household income category of those affordable units. 2. Waivers are reductions or modifications of any development standards and other regulations that would physically preclude the development of a project at the density permitted. Development standards include, but are not limited to, height limitations, setback requirements, FAR, open space requirements, or parking requirement that apply to Page 147 PAGE 4 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 a residential development pursuant to any ordinance, general plan element, policy, resolution, or regulation. There is no limit in the number of waivers an applicant can request through SDBL. 3. Reductions in parking requirements based on the number of bedrooms in each unit. The proposed project qualifies for a density bonus and all associated provisions under the SDBL. Housing Accountability Act - Builder’s Remedy The California Legislature adopted the Housing Accountability Act (HAA) to "significantly increase the approval and construction of new housing for all economic segments of California's communities by meaningfully and effectively curbing the capability of local governments to deny, reduce the density for, or render infeasible housing development projects" [Gov. Code § 65589.5(a)(2)(K)]. It is the policy of the state that the HAA "be interpreted and implemented in a manner to afford the fullest possible weight to the interest of, and the approval and provision of, housing." [Gov. Code § 65589.5(a)(2)(L)]. The "Builder's Remedy" provision of the HAA specifically prohibits a local agency from relying on inconsistency with zoning and general plan standards as a basis for denial of a qualifying housing development project unless the agency has adopted a sixth cycle housing element in substantial compliance with State law by January 31, 2023. The Town’s Sixth Cycle Housing Element was certified by HCD on July 10, 2024. The preliminary application for this project achieved a vesting date of April 30, 2024, prior to certification of the Town’s Housing Element. Therefore, the project is eligible for the Builder's Remedy; however, the applicant has not invoked Builder’s Remedy. Therefore, this is not a Builder’s Remedy project and all deviations from the Town’s standards included in the project are requested exclusively through SDBL. Project Site The subject property consists of two lots totaling 1.56 acres located on the west side of Los Gatos Boulevard, approximately 160 feet south of the intersection with Garden Lane (Exhibit 4). The property is a through lot, having frontage on both Los Gatos Boulevard and Garden Lane and the existing commercial developments are accessed from Los Gatos Boulevard. The property is almost completely developed having a variety of trees along the Garden Lane property line and several street trees along Los Gatos Boulevard. The property is relatively flat, with only five feet of elevation change from north to south. The southern lot is developed with the Genuine Automotive service center and the northern lot is developed with a multi-suite commercial retail building. The property has a General Plan designation of Mixed Use Commercial and is zoned CH:HEOZ, or Restricted Commercial Highway with a Housing Element Overlay Zone (HEOZ). The HEOZ overlay is applied to sites included in the Sites Inventory of the Housing Element and modifies development standards such as density, lot coverage, FAR, and height. The HEOZ became effective on December 21, 2023. The preliminary application under SB 330 was deemed submitted on April 30, 2024, establishing the vesting date for the application. Therefore, the application is subject to the provisions of the HEOZ, including minimum density. Page 148 PAGE 5 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 On May 16, 2024, the applicant submitted a formal application, within 180-days of the established vesting date as required by state law. On February 6, 2025, the applicant submitted application materials that were deemed complete through the Town’s technical review process within the timelines prescribed by state law. On March 5, 2025, the application was deemed consistent with applicable Town standards and ready for consideration through the Town’s public hearing process. The application includes a Vesting Tentative Map, requiring approval by the Town Council pursuant to Town Code Section 29.10.020. The applicant seeks a recommendation on the development proposal from the Planning Commission to the Town Council, who will render the final decision on the project. PROJECT DESCRIPTION: A. Location and Surrounding Neighborhood The subject property consists of two lots totaling 1.56 acres located on the west side of Los Gatos Boulevard, approximately 160 feet south of the intersection with Garden Lane (Exhibit 4). The property is a through lot, having frontage on both Los Gatos Boulevard and Garden Lane with the existing commercial developments accessed from Los Gatos Boulevard. The property is almost completely developed and includes a variety of trees in various states of health and condition along the Garden Lane frontage. The property is relatively flat, with only five feet of elevation change from north to south. The southern lot is developed with the Genuine Automotive service center and the northern lot is developed with a multi-suite commercial building. The Rotten Robbie gas station is located to the north and a multi-suite commercial building is located to the south. Single-family residences are located to the west, across Garden Lane, and Sutter Health is located to the east across Los Gatos Boulevard. B. Project Summary The applicant proposes demolition all commercial structures and construction of a multi- family live/work development consisting of 55 units distributed among five separate buildings (Exhibit 16). The applicant submitted a Project Description Letter (Exhibit 5) and Letter of Justification (Exhibit 6) discussing the project. New private alleys would provide circulation through the site, taking access from two locations on the east side of Garden Lane. Only pedestrian access from Los Gatos Boulevard will be provided. The proposed project also includes a right-of-way dedication of three feet along the Garden Lane frontage and frontage improvements along Los Gatos Boulevard and Garden Lane. Of the 55 proposed units, 8 units would be designated as Below Market Price units. Page 149 PAGE 6 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 C. Zoning Compliance The property is zoned CH:HEOZ, or Restricted Highway Commercial with a HEOZ overlay. The CH zone is intended for development of vehicular-oriented activities and sales along highway frontages, intermingled with compatible retail, service and administrative activities. Residential uses are only allowed in the CH zone within a mixed-use or live/work development with approval of a Conditional Use Permit (CUP). The applicant proposes a multi-family live/work development requiring approval of a CUP. The dedicated live/work units are two-bedroom units situated along Los Gatos Boulevard. The Town Code does not define live/work units; therefore, the applicant’s proposed interpretation of live/work units appears consistent with the zoning regulations and would be permissible with approval of a CUP. The HEOZ overlay modifies development standards such as density, lot coverage, FAR, and height. The proposed project meets the minimum required density under the HEOZ overlay and complies with FAR and height standards. Lot coverage standards do not apply to this property. The applicant requests a number of waivers to Town standards through SDBL, as well as one concession. The requested waivers and concession are discussed below. DISCUSSION: A. Architecture and Site Analysis The project includes 55 units distributed among five buildings (Exhibit 16). The unit types include studio, two, and three bedrooms floor plans. The buildings would range from six to 15 attached dwelling units in a townhouse configuration, each served by private roadways and alleys. A summary of the unit types and buildings is provided on sheet PI-1 of Exhibit 16. A Project Description Letter and Letter of Justification discussing the project are included as Exhibits 5 and 6. B. Building Design The project includes an architectural vernacular incorporating the traditional forms and materials found throughout the Town (Exhibit 16, Sheet MB-1). The buildings are three stories tall with maximum heights ranging from 41 feet, six inches to 45 feet, where 45 feet is the maximum allowed through the HEOZ overlay. Exterior materials include composition roof shingles; lap, shingle, and board and batten Hardieboard siding; vinyl windows; and wood railings. The well-articulated forms used on the five buildings is consistent and the distribution of the siding materials is varied to differentiate each building and emphasize the identity of the individual units. Page 150 PAGE 7 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 Review by the Town’s Consulting Architect is typically required for Architecture and Site applications. For this application, it should be noted that the feedback provided by the Consulting Architect is subjective in nature and should not be used as the basis for a decision since the Town’s review is limited to objective standards only, pursuant to SB 330. The Town’s Consulting Architect reviewed the proposed project and provided feedback and recommendations (Exhibit 7). The Consulting Architect noted the challenge posed by the constraints of the site and the need to meet the minimum density applicable to the property with sympathy to the Town’s small scale and character. The Consulting Architect discussed issues and concerns related to guest parking, internal pedestrian circulation, site edge landscaping, façade massing, setbacks along Los Gatos Boulevard, roof slopes, and façade articulation and materials. The Consulting Architect made recommendations on following topics: 1. Guest parking and internal pedestrian circulation; 2. Los Gatos Boulevard frontage; 3. Garden Lane frontage; 4. Façade roof slopes; and 5. Façade articulation and materials. The applicant submitted a letter responding to these recommendations and summarizing design changes that were made (Exhibit 8). C. Height The buildings are three stories tall with maximum building heights ranging from 41 feet, six inches to 45 feet, where 45 feet is the maximum allowed in the CH zone with the HEOZ overlay. A summary of the proposed building heights is provided in the following table. Building Height Summary Building Maximum Height Proposed Maximum Height Allowed A 45’– 0” 45 feet pursuant to the HEOZ overlay B 42’– 0” C 42’– 10” D 42’– 4” E 42’–0” Subdivision and Site Design The project includes a vesting tentative map for condominium purposes (Exhibit 16, Sheet C-2). The subdivision design creates a single lot that accommodates the five buildings and easements for private alleys, public service, emergency vehicle access, and sanitary sewer. Additionally, the subdivision includes a three-foot right-of-way dedication along Garden Lane as required by the Town. Page 151 PAGE 8 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 The proposed development would take access at two points along Garden Lane (Exhibit 16, Sheet C-4). Vehicular access to the property would no longer be provided from Los Gatos Boulevard, where only limited pedestrian access would be accommodated. Vehicular circulation through the site would be provided via private alleys in a U-shaped configuration connecting the two access points at Garden Lane. A guest parking area would be provided on the north end of the site. The five buildings would be sited adjacent to the alleys, while addressing both Los gatos Boulevard and Garden Lane. Building A would parallel Los Gatos Boulevard and Alley B, providing a strong street presence along Los Gatos Boulevard. Building B would be situated along the south property line and adjacent to Alley A, at an angle to Garden Lane. Buildings C and D would be adjacent to Alleys A and C respectively and would frame the common green space between the buildings and adjacent to Garden Lane. Building D would be adjacent to Alley C and the guest parking area to the north. The private garages in the five buildings would be directly accessible from the proposed alleys. In addition to private yards and balconies, the primary open space provided on the site is located between Buildings C and D, adjacent to Garden Lane (Exhibit 16, Sheet L1). The space provided for community recreation spaces exceeds the Town Code and ODS requirements for such spaces. The conceptual landscape plan shows that trees, shrubs, and other plantings would be distributed throughout the site. D. Grading and Retaining Walls The Preliminary Grading Plan included as Sheet C-5 of Exhibit 16 provides information regarding earth movement and the location and height of retaining walls. The grading activities would adjust the elevations of the site to accommodate the five buildings, alleyways, parking areas, and other site amenities. The maximum proposed grading depths include up to 8.3 feet of cut and 0.5 feet of fill. Preliminary cumulative grading quantities total 16,974 cubic yards, well above the 50 cubic yard threshold for requirement of a Grading Permit. The Town’s Parks and Public Works Engineering staff have included a condition of approval requiring submittal and evaluation of a Grading Permit in parallel with the required Building Permits (Exhibit 3). One retaining wall is proposed along the south property line with a maximum height of six feet. The retaining wall would be approximately 300 feet long without a break or change in direction, which does not meet the ODS that retaining walls not run in a continuous direction for more than 50 feet without a break, offset, or landscape pocket. The applicant has requested a waiver to this standard through SDBL and provided justification for the request in Exhibit 9. Page 152 PAGE 9 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 E. Transportation Analysis A Transportation Study was prepared by Hexagon Transportation Consultants, Inc. (Exhibit 1, Appendix H) for the proposed project. As noted in the study, Town Council designated the use of Vehicle Miles Traveled (VMT) as the metric for conducting transportation analyses pursuant to CEQA and establishing the thresholds of significance to comply with Senate Bill 743 (Resolution 2020-045). Consistent with State CEQA Guidelines Section 150643, the Town of Los Gatos has adopted thresholds of significance to guide in determining when a land use project will have a significant transportation impact. The Traffic Study concludes that the project is consistent with the Town’s Housing Element and General Plan; therefore, a VMT analysis is not required for the project. However, the Housing Element and General Plan require all projects consistent with them to implement applicable VMT reduction measures in accordance with General Plan EIR Mitigation Measure T-1. The project would need to implement a TDM plan in accordance with the General Plan TDM policy (Policy MOB-1.1). The project will provide two high visibility crosswalks at the Garden Lane/Oak Park Drive intersection, install a new curb ramp on the south side of Garden Lane for the new crosswalk, provide a curb extension to reduce the Garden Lane crossing distance, and provide a detached sidewalk along the Garden Lane frontage. The project will also contribute to the planned Townwide Class IV protected bike lane improvement on Los Gatos Boulevard. These improvements would help reduce area VMT. In addition to the VMT analysis, the Traffic Study provides a trip generation analysis based on the Institute of Transportation Engineer’s (ITE) Trip Generation Manual (2021). The Traffic Study estimated that the proposed project would generate 266 new daily trips over existing conditions, including 22 new trips (4 inbound and 18 outbound) during the AM peak hour, and 9 new trips (6 inbound and 3 outbound) during the PM peak hour. The intersection level of service analysis shows that with the project traffic, the study intersections would continue to operate at acceptable levels of service and experience no queuing issues. The Traffic Study included recommended conditions of approval, which have been included in Exhibit 3. F. Parking Based on the vesting date of the application, the applicable Town Code requirements for parking in a multi-family residential project are one and one-half spaces for each unit, plus one space per unit for guest parking. This equates to 83 parking spaces and 55 guest parking spaces, a total of 138 parking spaces. Since the project qualifies under SDBL, the applicant has selected to utilize the reduced parking requirements from the statute, which supersede the Town’s. Through SDBL, the parking requirement is 79 total spaces with no guest parking Page 153 PAGE 10 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 requirement. The proposed project includes 88 spaces accommodated in the private garages and nine guest parking spaces. G. Tree Impacts There are approximately 59 existing trees in the vicinity of the development. The development plans show that all 59 trees would be removed, 55 of which are protected trees, and one is a large protected tree under the Town Code. Based on the canopy size of the protected trees proposed for removal, approximately 119 24-inch box trees would need to be planted onsite to offset the removal. The applicant has the option to request in-lieu payment for any required replacement trees that cannot be accommodated on site. The preliminary landscape plan shows that 50 trees are proposed on site, 19 of which would qualify as replacement plantings being 24-inch box trees (Exhibit 16, sheet L3.) The applicant submitted an Arborist Report for peer review by the Town’s Consulting Arborist. Following several rounds of review, the revised Arborist Report from the applicant was confirmed to meet the Town’s requirements by the Consulting Arborist. The Arborist Report for the project is included as Exhibit 10. Since all trees are proposed for removal, tree protection measures are not required. H. Below Market Price (BMP) Units The proposed project includes a total of 55 units, eight of which would be designated as affordable units. The Town’s BMP ordinance and guidelines requires that multi-family residential developments with 20 to 100 market rate units provide a number of BMP units as determined by the formula included in Town Code Section 29.10.3025 (b)(2). The project includes 47 market rate units, requiring a minimum of eight BMP units. The proposed eight BMP units meets the Town’s BMP requirements. Sheet PO-2 provides that four units would be dedicated as moderate-income and four would be dedicated as low-income. As required by the BMP Guidelines, the moderate- income units will be restricted to those whose income is above 80 percent, but no greater than 120 percent of the median area income, and the low-income units will be restricted to those whose income is above 50 percent, but no greater than 80 percent of the median area income. Conditions of approval are included in Exhibit 3 pertaining to the provision and sale of the BMP units. I. Live/work units The property is zoned CH:HEOZ, which allows residential uses within a mixed-use or live/work development with approval of a CUP. The applicant proposes a multi-family live/work development and requests approval of a CUP. The four live/work units are located in Building A with frontage along Los Gatos Boulevard. The Town Code does not provide a definition for live/work units. The applicant provides in their Letter of Justification that the Page 154 PAGE 11 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 designated live/work units are desirable in that they provide opportunities for housing that can accommodate the needs, preferences, and financial capabilities of current and future residents in terms of different housing types, tenures, density, size, and costs pursuant to General Plan Policy LU-2.2 and LU-6.7 (Exhibit 6). Additionally, the applicant indicates that live/work units along Los Gatos Boulevard will contribute to the economic vitality of the area, providing opportunities for entrepreneurship and creativity. J. State Density Bonus Law Concession and waivers As discussed above, through SDBL, qualifying projects are entitled to a density bonus, as well as concessions, waivers, and parking reductions. The proposed project is entitled to one concession, unlimited waiver requests, and reduced parking requirements. The property is zoned CH:HEOZ. Residential uses are only allowed in the CH zone within a mixed-use or live/work development with approval of a CUP. The applicant applied for a CUP for a live/work development. As discussed above, the project includes eight BMP units, meeting the Town Code requirements. The applicant requests a concession to the requirements included in the Town’s BMP Guidelines. The BMP Guidelines requires that the BMP units be consistent to the market rate units in bedroom count, unit size, exterior appearance, location, and provided parking. The applicant provided a Letter of Justification that details the requested concession, indicating that the BMP units have been curated with affordability in mind and are consistent with the BMP Guidelines for exterior appearance, location, and provided parking (Exhibit 6). The BMP units include studio and two-bedroom floor plans, but do not include any three-bedroom floor plans. Regarding unit size, the market rate units range in size from 282 to 1,569 square feet, while the BMP units range in size from 328 to 947 square feet. A Letter of Justification discussing the waivers to development standards requested by the applicant and why they are needed to construct the project Is included as Exhibit 9. The findings for granting concessions and waivers pursuant to SDBL are included in Exhibit 2. K. No Net Loss Law Pursuant to Government Code Section 65863 (No Net Loss Law), the Town must maintain adequate capacity in the Housing Element to accommodate its remaining unmet Regional Housing Needs Assessment (RHNA) by each income category at all times throughout the entire planning period. To comply with the No Net Loss Law, as the Town makes decisions regarding zoning and land use, or development occurs, the Town must assess its ability to accommodate new housing within the remaining capacity of the Housing Element. If the Town approves a development of a parcel identified in the Housing Element with fewer units than anticipated, the Town must either make findings that the remaining capacity of the Housing Element is sufficient to accommodate the remaining unmet RHNA by each Page 155 PAGE 12 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 income level, or identify and make available sufficient sites to accommodate the remaining unmet RHNA for each income category. The Town may not disapprove a housing project on the basis that approval of the development would trigger the identification or zoning of additional adequate sites to accommodate the remaining RHNA. As described in the table below, the project provides fewer Very Low, Low, and Moderate Income units than anticipated in the Sites Inventory of the Housing Element, but more Above Moderate Income units, producing a net cumulative gain of nine units for the site. No Net Loss Evaluation Evaluation of the Proposed Project’s Impact on the Anticipated Development Potential Assumed in the Housing Element Site Inventory for the Subject Property Units by Income Category Very Low Low Moderate Above Moderate Net Total Anticipated Development Potential Included in the Sites Inventory of the Housing Element 19 9 9 9 46 Proposed Project 0 4 4 47 55 Net Site-Level Impact from the Proposed Project to Housing Element Assumed Development Potential -19 -5 -5 +38 +9 Following the Town Council’s approval of the project located at 50 Los Gatos-Saratoga Road (Los Gatos Lodge) on March 4, 2025, the capacity of the Housing Element and the remaining RHNA were adjusted to reflect the approval. The table shows that the cumulative impact of the proposed project on the remaining capacity of the Housing Element allows the Town to maintain a positive surplus in each income category. The remaining capacity of the Housing Element is adequate to meet the Town’s remaining RHNA requirements. The No Net Loss findings can be made (Exhibit 2), and the Town is not required to identify additional sites to accommodate the remaining RHNA as a result of this project. Page 156 PAGE 13 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 No Net Loss Evaluation Evaluation of the Proposed Project’s Impact on the Remaining Cumulative Housing Element Sites Inventory Surplus Units by Income Category Very Low Low Moderate Above Moderate Net Total Remaining Housing Element Sites Inventory Surplus 71 41 39 122 273 Net Site-Level Impact from the Proposed Project to Housing Element Assumed Development Potential -19 -5 -5 +38 +9 Remaining Housing Element Sites Inventory Surplus with Project Approval 52 36 34 160 282 L. Neighbor Outreach The applicant provided a summary of their neighborhood outreach efforts, which is included as Exhibit 11. M. CEQA Determination The Town Council adopted the 2040 General Plan and certified the 2040 General Plan EIR on June 30, 2022. On April 2, 2024, the Town Council voted to rescind the Land Use Element and Community Design Element of the 2040 General Plan. Therefore, the Town’s current General Plan consists of the Land Use Element and Community Design Element of the 2020 General Plan, and the remaining elements of the 2040 General Plan. CEQA Guidelines Section 15168 provides that a programmatic EIR, in this case the 2040 General Plan EIR, may serve as the EIR for subsequent activities or implementing actions, provided that it contemplates and adequately analyzes the potential environmental impacts of those subsequent activities. If the Town, as the CEQA Lead Agency, determines, pursuant to Section 15162 of the CEQA Guidelines, no Subsequent EIR would be required, the agency can approve the activity as being within the scope of the project covered by the programmatic EIR, and new environmental documentation would not be required. In addition, as discussed under CEQA Guidelines Section 15168(c)(2), where later activities involve site specific operations, the agency should use a written checklist or similar device to document the evaluation of the site and the activity to determine whether the environmental effects of the operation were within the scope of the programmatic EIR. If additional analysis is required, it can be streamlined by tiering from this programmatic EIR. In accordance with Sections 15168(c)(2) and 15168(c)(4) of the CEQA Guidelines, a Modified Initial Study Checklist (Exhibit 1) was prepared to provide project-level consideration of potential new or more severe significant impacts associated with the proposed project to Page 157 PAGE 14 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 determine whether the project: 1) is within the scope of activities evaluated in the 2040 General Plan EIR; and 2) would trigger any of the criteria in CEQA Guidelines Section 15162. The Modified Initial Study Checklist includes a number of project-level technical studies, including: an Air Quality and Greenhouse Gas Assessment; Biological Site Assessment Report; Arborist Report; Historic Resources Evaluation; Geotechnical Investigation; Phase I and Phase II Environmental Site Assessment; Noise Assessment; and Transportation Analysis (Exhibit 1). All technical reports were peer reviewed by the Town or the Town’s consultants. The Modified Initial Study Checklist determined that the project’s environmental impacts have been considered in the 2040 General Plan EIR that was certified by the Town, which remains relevant, and the conditions set forth in Section 15162 are not triggered by the proposed project. In addition, the analysis determined that the proposed project is within the scope of activities evaluated in the 2040 General Plan EIR and the Environmental Analysis for the 6th Cycle Housing Element. As such, this Modified Initial Study Checklist is the appropriate environmental document for the proposed project, pursuant to CEQA Guidelines Section 15168 and no additional environmental review is necessary. PUBLIC COMMENTS: Project identification signage was installed on the Los Gatos Boulevard and Garden Lane street frontages by October 4, 2024, consistent with Town policy. Visual simulations were completed by the Town’s consultant and posted to the Town’s website by March 20, 2025 (Exhibit 12). Written notice was sent to property owners and tenants within 1,000 feet of the subject property and notice of public hearing signage was installed on the street frontages by March 27, 2025, in anticipation of the Planning Commission meeting. Staff conducted outreach through the following media and social media resources, for both the availability of the visual simulations and notice of the public hearing:  The Town’s website home page, What’s New;  The Town’s Facebook page;  The Town’s Twitter account;  The Town’s Instagram account; and  The Town’s NextDoor page. Public comments received by 11:00 a.m., Friday, April 18, 2025, are included as Exhibit 15. CONCLUSION: A. Summary The applicant is requesting approval of Architecture and Site, Conditional Use Permit, and Subdivision applications to demolish existing commercial structures, construct a multi- family live/work development (55 units), a Conditional Use Permit for a live/work Page 158 PAGE 15 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 development, a condominium vesting tentative map, site improvements requiring a Grading Permit, and removal of large protected trees, under SB 330 on property zoned CH:HEOZ, located at 15349-15367 Los Gatos Boulevard. As detailed above, the application was submitted and is being processed under SB 330. The project qualifies for a concession and unlimited waivers under SDBL. The project is eligible for the Builder's Remedy; however, the applicant has not invoked the Builder’s Remedy. Therefore, this is not a Builder’s Remedy project and all deviations from the Town’s standards included in the project are requested exclusively through SDBL for which the applicant provided justification addressing the required findings for each. B. Recommendation Staff recommends that the Planning Commission consider the request and, if merit is found with the proposed project, forward a recommendation that the Town Council approve the Architecture and Site, Conditional Use Permit, and Subdivision applications by taking the following actions: 1. Make the finding that additional environmental review is not necessary pursuant to CEQA Guidelines Sections 15162: Subsequent EIRs and 15168: Program EIR, since the proposed project’s environmental impacts were adequately addressed in the 2020 General Plan EIR and/or 2040 General Plan EIR, as applicable (Exhibit 2); 2. Make the finding that the project is consistent with the General Plan (Exhibit 2); 3. Make the finding that the proposed project complies with Section 66474 of the State Subdivision Map Act and make affirmative findings to approve the subdivision (Exhibit 2); 4. Make the findings as required by Section 29.20.190 of the Town Code for granting a CUP (Exhibit 2); 5. Make the finding that the project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations) except for the concession and waivers requested pursuant to State Density Bonus Law (Exhibit 2); 6. Make the finding that the project meets the Town of Los Gatos Objective Design Standards for Qualifying Multi-Family and Mixed-Use Residential Development except for the waivers requested pursuant to State Density Bonus Law (Exhibit 2); 7. Make the affirmative findings as required by State Density Bonus Law for granting a concession pursuant to California Government Code Section 65915 (d) and for granting waivers pursuant to California Government Code Section 65915 (a)(2) (Exhibit 2); 8. Make the findings that the proposed project complies with California Government Code Section 65863 regarding state RHNA requirements, the Town’s Housing Element Sites Inventory, and No Net Loss Law (Exhibit 2); and 9. Make the considerations as required by Section 29.20.150 of the Town Code for granting approval of an Architecture and Site application (Exhibit 2); 10. Approve Architecture and Site Application S-24-015, Conditional Use Permit U-24-006, Subdivision Application M-24-008 with the recommended conditions contained in Exhibit 3 and the development plans in Exhibit 16. Page 159 PAGE 16 OF 16 SUBJECT: 15349-15367 Los Gatos Boulevard/S-24-015, U-24-006, and M-24-008 DATE: April 18, 2025 C. Alternatives Alternatively, the Planning Commission can: 1. Continue the matter to a date certain with specific direction; or 2. Recommend approval of the applications with additional and/or modified conditions; or 3. Recommend denial of the applications. EXHIBITS: 1. Final Initial Study – March 2025 (available online at https://www.losgatosca.gov/DocumentCenter/Index/2223) 2. Required Findings and Considerations 3. Recommended Conditions of Approval 4. Location Map 5. Project Description Letter 6. Letter of Justification 7. Consulting Architect’s Report 8. Applicant’s Response to Consulting Architect’s Report 9. Letter of Justification for SDBL Concession and Waivers 10. Final Arborist’s Report 11. Neighbor Outreach Summary 12. Visual Renderings 13. Objective Design Standards Checklist 14. Site Photos 15. Public comments received by 11:00 a.m., Friday, February 7, 2025 16. Development Plans Page 160 C:\Users\MeetingsOfficeUser12\AppData\Local\Temp\tmp491E.tmp PLANNING COMMISSION – April 23, 2025 REQUIRED FINDINGS AND CONSIDERATIONS FOR: 15349 – 15367 Los Gatos Boulevard Architecture and Site Application S-24-015 Conditional Use Permit Application U-24-006 Subdivision Application M-24-008 Consider a Request for Approval to Demolish Existing Commercial Structures, Construct a Multi-Family Live/Work Development (55 Units), a Conditional Use Permit for a Live/Work Development, a Condominium Vesting Tentative Map, Site Improvements Requiring a Grading Permit, and Removal of Large Protected Trees, Under Senate Bill 330 (SB 330) on Property Zoned CH:HEOZ. APNs 424-19-048 and 424-19-049. No Additional Environmental Review is Necessary Pursuant to CEQA Guidelines Sections 15162: Subsequent EIRs and 15168: Program EIR, Since the Proposed Project’s Environmental Impacts were Adequately Addressed in the 2020 General Plan EIR and/or 2040 General Plan EIR, as Applicable. Property Owner: Jonathan Peck Applicant: City Ventures Project Planner: Sean Mullin FINDINGS Required finding for CEQA: ■ As required, additional environmental review is not necessary pursuant to California Environmental Quality Act (CEQA) Guidelines Sections 15162: Subsequent EIRs and 15168: Program EIR, since the proposed project’s environmental impacts were adequately addressed in the 2020 General Plan EIR and/or 2040 General Plan EIR, as applicable. Required finding for consistency with the Town’s General Plan: ■ That the proposed project is consistent with the General Plan and its Elements. Required findings to deny a Subdivision application: ■ As required by Section 66474 of the State Subdivision Map Act the map shall be denied if any of the following findings are made: None of the findings could be made to deny the application. Instead, the Town Council makes the following affirmative findings: a. That the proposed map is consistent with all elements of the General Plan. EXHIBIT 2 Page 161 C:\Users\MeetingsOfficeUser12\AppData\Local\Temp\tmp491E.tmp b. That the design and improvement of the proposed subdivision is consistent with all elements of the General Plan. c. That the site is physically suitable for the type of development. d. That the site is physically suitable for the proposed density of development e. That the design of the subdivision and the proposed improvements are not likely to cause substantial environmental damage nor substantially and avoidably injure fish or wildlife or their habitat f. That the design of the subdivision and type of improvements is not likely to cause serious public health problems. g. That the design of the subdivision and the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of, property within the proposed subdivision. Required findings for a Conditional Use Permit: ■ As required by Section 29.20.190 of the Town Code for granting a Conditional Use Permit: The deciding body, on the basis of the evidence submitted at the hearing, may grant a conditional use permit when specifically authorized by the provisions of the Town Code if it finds that: 1. The proposed use is desirable to the public convenience because it provides additional residential dwelling units with opportunities to facilitate home-based employment in the Town; and 2. The proposed use would not impair the integrity of the zone, in that the proposed use is allowed in the CH zone with the granting of the Conditional Use Permit; and 3. The proposed use would not be detrimental to public health, safety, or general welfare, as the conditions placed on the permit and existing regulations would maintain the welfare of the community; and 4. The proposed use is in conformance with the Town Code and General Plan. Required compliance with the Zoning Regulations: ■ The project meets the objective standards of Chapter 29 of the Town Code (Zoning Regulations) except for the waivers requested pursuant to State Density Bonus Law. Required compliance with the Town of Los Gatos Objective Design Standards for Qualifying Multi-Family and Mixed-Use Residential Development: ■ The project meets the Town of Los Gatos Objective Design Standards for Qualifying Multi- Family and Mixed-Use Residential Development except for the waivers requested pursuant to State Density Bonus Law. Page 162 C:\Users\MeetingsOfficeUser12\AppData\Local\Temp\tmp491E.tmp Required for granting concession and waivers pursuant through State Density Bonus Law: Concession(s) or incentive(s) ■ CA Government Code Section 65915: (d) The Town shall grant concession(s) or incentive(s) requested by the applicant unless the Town makes a written finding, based upon substantial evidence, of any of the following: (A) The concession or incentive does not result in identifiable and actual cost reductions, consistent with subdivision (k), to provide for affordable housing costs, as defined in Section 50052.5 of the Health and Safety Code, or for rents for the targeted units to be set as specified in subdivision (c). (B) The concession or incentive would have a specific, adverse impact, as defined in paragraph (2) of subdivision (d) of Section 65589.5, upon public health and safety or on any real property that is listed in the California Register of Historical Resources and for which there is no feasible method to satisfactorily mitigate or avoid the specific, adverse impact without rendering the development unaffordable to low-income and moderate-income households. (C) The concession or incentive would be contrary to state or federal law. Waivers ■ CA Government Code Section 65915 (a)(2): The Town shall grant waivers to the Town’s development standards requested by the applicant unless the Town makes a written finding, based upon substantial evidence, that the development standard for which the waiver is requested would not physically preclude the construction of the development at the densities and with the concession permitted through Density Bonus Law. Required finding for consistency with California Government Code Section 65863 regarding state RHNA requirements, the Town’s Housing Element Sites Inventory, and No Net Loss Law: As required for approval of a development of any parcel with fewer units by income category than was identified in the Town’s Housing Element for that parcel: ■ The project provides fewer Very Low, Low, and Moderate Income units than anticipated in the Housing Element Sites Inventory, but more Above Moderate Income units, producing a net cumulative gain of nine units for the site. The cumulative impact of the project on the remaining capacity of the Housing Element allows the Town to maintain a positive surplus in each income category. The remaining capacity of the Housing Element is adequate to meet the requirements of Section 65583.2 and to accommodate the Town’s share of the regional housing need pursuant to Section 65584. As required by Government Code Section 65863, the following No Net Loss findings are made: 1. Remaining sites identified in the Housing Element are adequate to meet the Town’s remaining RHNA for the planning period by income category. Page 163 C:\Users\MeetingsOfficeUser12\AppData\Local\Temp\tmp491E.tmp Findings: The remaining capacity of the Housing Element sites is adequate to meet the Town’s remaining RHNA with approval of this project. The Town is not required to identify additional sites to accommodate the remaining RHNA as a result of this project. 2. Include a quantification of the remaining unmet need for the jurisdiction’s RHNA at each income level and the remaining capacity of sites identified in the Housing Element, to accommodate that need by income level. Findings: The remaining unmet need for the Town’s RHNA at each income level and the remaining capacity of the Housing Element is provided in the table below. The remaining capacity at each income level of the Housing Element is greater than the remaining unmet RHNA need at each income level. The Town is not required to identify additional sites to accommodate the remaining RHNA as a result of this project. Remaining RHNA and Housing Element Capacity Units by Income Category Very Low Low Moderate Above Moderate Total Remaining RHNA 537 290 306 648 1,781 Remaining Capacity of Housing Element 589 326 340 808 2,063 CONSIDERATIONS Required considerations in review of Architecture and Site applications: ■ As required by Section 29.20.150 of the Town Code, the applicable considerations in review of an Architecture and Site application were all made in reviewing this project. Page 164 PLANNING COMMISSION – April 9, 2025 CONDITIONS OF APPROVAL 15349 – 15367 Los Gatos Boulevard Architecture and Site Application S-24-015 Conditional Use Permit Application U-24-006 Subdivision Application M-24-008 Consider a Request for Approval to Demolish Existing Commercial Structures, Construct a Multi-Family Live/Work Development (55 Units), a Conditional Use Permit for a Live/Work Development, a Condominium Vesting Tentative Map, Site Improvements Requiring a Grading Permit, and Removal of Large Protected Trees, Under Senate Bill 330 (SB 330) on Property Zoned CH:HEOZ. APNs 424-19- 048 and 424-19-049. No Additional Environmental Review is Necessary Pursuant to CEQA Guidelines Sections 15162: Subsequent EIRs and 15168: Program EIR, Since the Proposed Project’s Environmental Impacts were Adequately Addressed in the 2020 General Plan EIR and/or 2040 General Plan EIR, as Applicable. Property Owner: Jonathan Peck Applicant: City Ventures Project Planner: Sean Mullin TO THE SATISFACTION OF THE COMMUNITY DEVELOPMENT DIRECTOR: Planning Division 1. APPROVAL: This project is vested to the ordinances, policies, and standards in effect on June 30, 2023, and these conditions of approval conform to those ordinances, policies, and standards. This application shall be completed in accordance with all of the conditions of approval and in substantial compliance with the approved plans. Any changes or modifications to the approved plans and/or business operation shall be approved by the Community Development Director, Development Review Committee, Planning Commission, or the Town Council depending on the scope of the changes. 2. EXPIRATION: The approval will expire two years from the approval date pursuant to Section 29.20.320 of the Town Code, unless the approval has been vested. 3. BELOW MARKET PRICE (BMP) UNIT: The developer shall provide eight (8) for-sale BMP units [four (4) low income units and four (4) moderate income units per the letter of justification letter dated February 6, 2025] to be sold at a price that is affordable to the target household income range, as required by the Town’s applicable BMP Program Guidelines and the applicable BMP Resolution. As part of the affordable housing agreement, a deed restriction shall be recorded prior to the issuance of any building permits for residential units, stating that the BMP unit must be sold and maintained as a below market price unit pursuant to the Town’s BMP Ordinance and Guidelines. 4. AFFORDABLE HOUSING AGREEMENT: Prior to issuance of building permits for EXHIBIT 3 Page 165 residential units, the developer shall enter into an Affordable Housing Agreement with the Town for provision of the required BMP units and to facilitate their sale pursuant to the BMP Program Guidelines and BMP Resolution in place at the time of building permit issuance. 5. PHASING OF THE CONSTRUCTION OF BMP UNITS: The BMP units shall be constructed and Certificate of Occupancies secured in proportion with or prior to the construction of the market rate units. 6. OUTDOOR LIGHTING: Prior to final inspection, exterior lighting shall be kept to a minimum, and shall be down directed fixtures that will not reflect or encroach onto adjacent properties. No flood lights shall be used unless it can be demonstrated that they are needed for safety or security. 7. TREE REMOVAL PERMIT: A Tree Removal Permit shall be obtained for any trees to be removed, prior to the issuance of Building and/or Grading Permits. Per Town Code Section 26.20.010 and Chapter 29, Article 1, Division 2, the developer shall obtain a tree removal permit prior to the removal of protected trees on private or Town property. The project developer shall abide by any tree replacement ratios and/or in- lieu payments, tree protection measures, and best management practices required by the tree removal permit and/or within the tree removal plan as shown on Sheet C-3 consistent with the arborist report. 8. EXISTING TREES: All existing trees shown on sheet C-3 and trees required to remain or to be planted are specific subjects of approval of this plan, and must remain on the site. 9. ARBORIST REQUIREMENTS: Prior to issuance of Building and/or Grading Permits, the developer shall implement, at their cost, all recommendations identified in the Arborist’s report for the project, on file in the Community Development Department. These recommendations must be incorporated in the Building Permit plans and completed prior to issuance of a building permit where applicable and shall remain through all phases of construction. 10. TREE FENCING: Prior to issuance of Building and/or Grading Permits, protective tree fencing and other protection measures consistent with Section 29.10.1005 of the Town Code shall be placed as shown on the Tree Protection Plan (Sheet T-5) of the approved plans prior to issuance of demolition and building permits and shall remain through all phases of construction. Include a tree protection plan with the construction plans. 11. TREE STAKING: Prior to final inspection, all newly planted trees shall be double- staked using rubber tree ties. 12. LANDSCAPING: Prior to issuance of the Certificate of Occupancy for the 55th unit, all landscaping must be completed. 13. WATER EFFICIENCY LANDSCAPE ORDINANCE: The final landscape plan shall meet the Town of Los Gatos Water Conservation Ordinance or the State Water Efficient Landscape Ordinance (WELO), whichever is more restrictive. Submittal of a Landscape Documentation Package pursuant to WELO is required prior to issuance of Building and/or Grading Permits. This is a separate submittal from your Building Permit. A review deposit based on the current fee schedule adopted by the Town Council is Page 166 required when working landscape and irrigation plans are submitted for review. A completed WELO Certificate of Completion Appendix C) is required prior to final inspection/certificate of occupancy. 14. PROJECT IDENTIFICATION SIGNAGE: Project identification signage on the project site shall be removed within 30 days of final action on the applications. 15. ROOFTOP EQUIPMENT: Prior to final inspection, any new or modified roof mounted equipment shall be fully screened by being below the parapet. 16. WORKER ENVIRONMENTAL AWARENESS TRAINING: Prior to issuance of tree removal, demolition, Building, and/or Grading Permits, a qualified biologist shall conduct a training session for all construction personnel. At a minimum, the training shall include a description of special-status species potentially occurring in the project vicinity, including, but not limited to, special-status bats, and nesting birds and raptors. Their habitats, general measures that are being implemented to conserve species as they relate to the project, and the boundaries within which disturbance activities will occur shall be explained. Informational handouts with photographs clearly illustrating the species’ appearances shall be used in the training session. All new construction personnel shall undergo this mandatory environmental awareness training. A letter report documenting the completion of training shall be prepared and submitted to Town of Los Gatos, where it shall be kept on file. 17. SPECIAL-STATUS BAT SPECIES: The following measures shall be implemented to avoid loss of or harm to special-status bat species consistent with the Due Diligence Biological Site Assessment Report prepared for the proposed project: a. A qualified biologist shall conduct a survey for special-status and common bat species within the project site and a zone of influence around the project site. The survey shall include all stands of trees and all tree hollows on the project site, and examination of any suitable openings for bats in trees or under loose bark for indirect evidence of bat use such as the presence of accumulations of invertebrate remains and/or the presence of excrement (guano) on the ground beneath such openings that would indicate roosting activity. All eaves and openings in the on-site buildings proposed for demolition shall be examined for evidence of bats. b. If bats or signs of bats are found on-site, tree trimming and/or removal shall only be conducted during seasonal periods of bat activity: between August 31 and October 15, when bats would be able to fly and feed independently, and between March 1 and April 15 to avoid hibernating bats, and prior to the formation of maternity colonies. c. Any trees that will be removed, and that the biologist has identified as having potentially suitable bat roost habitat, shall be removed using a two- day phased removal method: i. On day one, in the afternoon, limbs and branches shall be removed using chainsaws only. Limbs with cavities, crevices, and deep bark fissures shall be avoided. ii. On day two, the rest of the tree shall be removed under the direct supervision of the qualified biologist. Page 167 d. If tree removal must occur outside of the seasonal activity periods (i.e., between October 16 and February 28/29, or between April 16 and April 30), a qualified biologist with at least two years of experience surveying for bats shall conduct preconstruction surveys within 14 days of commencement of construction activities. If the qualified biologist finds evidence of bat presence during the surveys, then the biologist shall develop a plan for removal and exclusion, in conjunction with the California Department of Fish and Wildlife (CDFW). 18. PROTECTED NESTING BIRDS: Prior to issuance of tree removal, demolition, Building, and/or Grading Permits, and consistent with the Due Diligence Biological Site Assessment Report prepared for the proposed project, preconstruction nesting bird surveys shall be conducted by a qualified biologist no more than seven days prior to any vegetation removal or ground disturbance/earthwork that would be conducted during the nesting season (February 1 through September 1) that could disturb nesting birds (i.e., ground vibrations from grading equipment). If active bird nests are identified on-site during preconstruction surveys, a non-disturbance buffer shall be established around the nesting site(s) until the young have fledged. The size of the non- disturbance buffer shall be determined by a qualified biologist depending upon the nesting birds’ sensitivity to disturbance, with buffers typically 75 feet wide for nesting passerine birds and up to 300 feet wide for nesting raptors. 19. AIR QUALITY: No permanent natural gas infrastructure shall be permitted as part of the project plans; no natural gas shall be made available through permanent natural gas infrastructure. The project shall be all electric. Final plans for the development shall be reviewed by the Town Community Development Department prior to issuance of a building permit to ensure this performance standard is incorporated into the project design. Verification of development consistent with this performance standard shall be assured prior to approval of occupancy permits. 20. PHASE II ESA: Consistent with the Phase II ESA prepared for the project, the soil beneath the automobile service bays affected by volatile organic compounds (VOCs), measuring approximately 40 feet by 30 feet, shall be excavated to a depth of at least 10 feet. The excavated soil shall undergo confirmation soil vapor sampling following completion of soil excavation/aeriation activities and grading in order to determine whether residual vapor impacts, if any, warrant the installation of vapor mitigation systems (i.e., vapor barriers and passive venting systems) under the proposed residential construction. If soil vapor sampling determines that soil treatment would be needed, and treatment cannot be provided on-site, the soil shall be hauled off-site to a landfill. The result of the soil sample testing and the mitigation measures to be implemented shall be provided to the Town Community Development Department prior to forms/steel inspection. 21. CULTURAL/ARCHAEOLOGICAL RESOURCES AND HUMAN REMAINS: Prior to issuance of a tree removal, demolition, and/or grading permit for the project, a Secretary of the Interior-qualified archaeologist shall prepare a tribal cultural resources monitoring plan, in consultation with a culturally-affiliated Native American tribe(s). The plan shall be reviewed and approved by the Community Development Director. The plan shall Page 168 include (but not be limited to) the following components: a. Preconstruction training program for all construction and field workers involved in site disturbance: On-site personnel shall attend a mandatory pre-project training led by a Secretary of the Interior-qualified archaeologist, who shall invite a Native American representative. The training will occur prior to any ground disturbing activities and issuance of tree removal permits. The training will outline the general cultural sensitivity of the area and the procedures to follow in the event cultural materials and/or human remains are inadvertently discovered. The archaeologist will provide the following documentation to the Town of Los Gatos Planning Division: date (or dates) of the training, signatures of construction personnel at the training session(s), and materials used in the training. The applicant shall provide a copy of the contract to the Planning Division, prior to issuance of tree removal, demolition, Building, and/or Grading Permits. b. Specifically, where monitoring will be conducted and under what circumstances, based on soil types, geology, distance to known sites, and other factors; c. Person(s) responsible for conducting monitoring activities, including a request to the culturally-affiliated Native American tribe(s) for a tribal monitor; d. Person(s) responsible for overseeing and directing the monitor; e. How the monitoring shall be conducted and the required format and content of monitoring reports; f. Schedule for submittal of monitoring reports and person(s) responsible for review and approval of monitoring reports; g. Protocol for notifications in case of encountering cultural resources, as well as methods of dealing with the encountered resources (e.g., collection, identification, curation); h. Methods to ensure security of cultural resources sites; i. Protocol for notifying local authorities (i.e. Sheriff, Police) should site looting or other illegal activities occur during construction. j. During the course of the monitoring, the archaeologist may adjust the frequency— from continuous to intermittent—of the monitoring based on the conditions and professional judgment regarding the potential to impact resources. k. If tribal cultural materials are encountered, all soil-disturbing activities within 50 feet in all directions of the find shall cease until the resource is evaluated. The archaeologist shall immediately notify the lead agency of the encountered resource. After making a reasonable effort to assess the identity, integrity, and significance of the encountered resource, in consultation with a culturally-affiliated Native American tribe(s), the archaeologist shall present the findings of this assessment to the Community Development Director. If the find is determined by the archaeologist to be potentially significant, the archaeologist, in consultation with the Community Development Director, a culturally-affiliated Native American tribe(s), and the developer, shall determine an appropriate treatment plan in accordance with CEQA Sections 20183.2 and 21084.3 and with CEQA Guidelines Page 169 Section 15126.4(b)(3), to the extent applicable. 22. PALEONTOLOGICAL OR GEOLOGIC RESOURCES: If paleontological resources or geologic features are discovered at the project site, construction activities in the area shall be suspended, a qualified paleontologist shall be retained to examine the site, and protective measures shall be implemented to protect the paleontological resource. Construction shall be suspended until appropriate mitigation is implemented. 23. BEST MANAGEMENT PRACTICES: The following measures shall be implemented during construction activities to reduce PM2.5 concentrations: a. All exposed surfaces (e.g., parking areas, staging areas, soil piles, graded areas, and unpaved access roads) shall be watered two times per day, with priority given to the use of recycled water for this activity when feasible. b. All haul trucks transporting soil, sand, or other loose material off-site shall be covered. c. All visible mud or dirt track-out onto adjacent public roads shall be removed using wet power vacuum street sweepers at least once per day. The use of dry power sweeping shall be prohibited. d. All vehicle speeds on unpaved roads shall be limited to 15 mph. e. All roadways, driveways, and sidewalks to be paved shall be completed as soon as possible. Building pads shall be laid as soon as possible after grading unless seeding or soil binders are used. f. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 2 minutes (as required by the Bay Area Air Quality Management District. Clear signage shall be provided for construction workers at all access points. This requirement applies to on-site construction equipment and any off-site construction equipment queuing on or along roads within Town Limits. g. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified visible emissions evaluator. h. All excavation, grading, and/or demolition activities shall be suspended when average wind speeds on site exceed 20 mph. i. All trucks and equipment, including their tires, shall be washed off prior to leaving the site. j. Unpaved roads providing access to sites located 100 feet or further from a paved road shall be treated with a 6- to 12-inch layer of compacted layer of wood chips, mulch, or gravel. k. Publicly visible signs shall be posted with the telephone number and name of the person to contact at the lead agency regarding dust complaints. This person shall respond and take corrective action within 48 hours. The Air District’s General Air Pollution Complaints number shall also be visible to ensure compliance with applicable regulations. 24. GEOTECHNICAL REPORT AND SEISMIC DESIGN: Prior to issuance of Building and/or Grading Permits, implementation of seismic design features is required: a. Site the development away from high risk geologic and seismic hazard zones or, if Page 170 located in a high-risk zone, incorporate construction techniques or specialized technologies to reduce risk. Restrict new development and redevelopment based on the levels of risk and potential severity of geologic hazards. b. The geotechnical report Geotechnical Investigation on Proposed Residential Development at 15349 & 15367 Los Gatos Boulevard, Los Gatos, California for City Ventures (“geotechnical report”) prepared for the project by Quantum Geotechnical, Inc. date August 2, 2024. in February 2024 and included in the peer review report by Cotton, Shires and Associates, Inc. on April 1, 2024 was prepared by a licensed engineering geologist and/or geotechnical engineer identifying all site geologic, seismic, and geotechnical engineering conditions and potential hazards and included appropriate design measures to mitigate potential fault ground rupture/deformation impacts to acceptable levels. The report specifies construction methods to protect existing and future residences, from identified hazards. c. A licensed geologic/geotechnical engineer shall complete the Town Geologic Hazards Checklist to demonstrate that potential hazards have been identified and that proposed structures, including grading cuts and fills, will be designed to resist potential earthquake effects. d. Incorporate all engineering and design recommendations included in the Geotechnical Investigation on Proposed Residential Development at 15349 & 15367 Los Gatos Boulevard, Los Gatos, California for City Ventures (“geotechnical report”) prepared for the project by Quantum Geotechnical, Inc. date August 2, 2024. in February 2024 and included in the peer review report by Cotton, Shires and Associates, Inc. on April 1, 2024. 25. EROSION CONTROL PLANS: Prior to issuance of Building and/or Grading Permits: a. Provide an effective erosion control plan to minimize soil erosion. The erosion control plans shall be implemented prior to construction operations and maintained throughout the construction process. b. Ensure that the grading of slopes and sites proposed for development will be minimized. c. Implement bioswales and other innovations so runoff from parking lots drain into landscaped areas and rainwater percolates into the ground. 26. CONSTRUCTION NOISE: a. Construction activities shall comply with Section 16.20.035 of the Town Code. b. Construction activities shall not result in interior residential noise levels exceeding 45 dB. c. Appropriate site and building design, sound walls, minimum landscape buffers of five feet, and/or the use of noise attenuating construction techniques and materials be used in order to protect existing and proposed residential areas from noise, in order to reduce project construction noise and associated impacts. d. If construction equipment is located within the minimum required distances shown in Table 9 below of noise-sensitive receptors, the applicant shall implement equipment staging areas to create distance between construction-related noise sources and noise-sensitive receptors; use electric tools and facilities; use mobile construction equipment with smart back-up alarms; and implement additional Page 171 noise attenuation techniques during the clearing, earth moving, grading, and foundation/conditioning phases of construction, such as temporary sound barriers between the construction site and the sensitive receptors. 27. CONSTRUCTION VIBRATION: a. The use of vibratory rollers (i.e., compactors) within 50 feet of buildings that are susceptible to damage from vibration is prohibited. b. Schedule construction activities with the highest potential to produce vibration to hours with the least potential to affect nearby institutional, educational, and office uses that the Federal Transit Administration, identifies as sensitive to daytime vibration (FTA 2005). c. Notify neighbors of scheduled construction activities that would generate vibration which would require standard conditions of approval to minimize exposure to construction vibration. d. Potential vibration impacts of heavy equipment shall be addressed by scheduling usage of heavy equipment within the specified distances included in the table below outside of Silicon Valley MRI & CT business hours. Pursuant to the Silicon Valley MRI & CT website, the business hours are 8:30 AM to 5:00 PM, Monday through Friday. Page 172 28. REUSABLE MATERIALS: All reusable materials from residential, commercial, and construction/renovation activities shall be recycled. 29. TOWN INDEMNITY: Applicants are notified that Town Code Section 1.10.115 requires that any applicant who receives a permit or entitlement (“the Project”) from the Town shall defend (with counsel approved by Town), indemnify, and hold harmless the Town, its agents, officers, and employees from and against any claim, action, or proceeding (including without limitation any appeal or petition for review thereof) against the Town or its agents, officers or employees related to an approval of the Project, including without limitation any related application, permit, certification, condition, environmental determination, other approval, compliance or failure to comply with applicable laws and regulations, and/or processing methods (“Challenge”). Town may (but is not obligated to) defend such Challenge as Town, in its sole discretion, determines appropriate, all at applicant’s sole cost and expense. Applicant shall bear any and all losses, damages, injuries, liabilities, costs and expenses (including, without limitation, staff time and in-house attorney’s fees on a fully-loaded basis, attorney’s fees for outside legal counsel, expert witness fees, court costs, and other litigation expenses) arising out of or related to any Challenge (“Costs”), whether incurred by Applicant, Town, or awarded to any third party, and shall pay to the Town upon demand any Costs incurred by the Town. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in such Challenge as Town, in its sole discretion, determines appropriate, all the applicant’s sole cost and expense. No modification of the Project, any application, permit certification, condition, environmental determination, other approval, change in applicable laws and regulations, or change in processing methods shall alter the applicant’s indemnity obligation. 30. COMPLIANCE MEMORANDUM: A memorandum shall be prepared and submitted with the building plans detailing how the Conditions of Approval will be addressed. Building Division 31. PERMITS REQUIRED: A Demolition Permit is required for the demolition of the existing structures. A separate Building Permit is required for the construction of each new multi- family structure. Separate Building Permits will be required for the PV on each structure. 32. APPLICABLE CODES: The current codes, as amended and adopted by the Town of Los Gatos as of January 1, 2023, are the 2022 California Building Standards Code, California Code of Regulations Title 24, Parts 1-12, including locally adopted Energy Reach Codes. 33. CONDITIONS OF APPROVAL: The Conditions of Approval must be blue lined in full on the cover sheet of the construction plans. A Compliance Memorandum shall be prepared and submitted with the building permit application detailing how the Conditions of Approval will be addressed. 34. BUILDING & SUITE NUMBERS: Submit requests for new building addresses to the Page 173 Building Division prior to submitting for the building permit application process. 35. SIZE OF PLANS: Minimum size 24” x 36”, maximum size 30” x 42”. 36. REQUIREMENTS FOR COMPLETE DEMOLITION OF STRUCTURE: Obtain a Building Department Demolition Application and a Bay Area Air Quality Management District Application for the removal of each existing structure. Once the demolition form has been completed, all signatures obtained, and written verification from PG&E that all utilities have been disconnected, submit the completed form to the Building Department with the Air District’s J# Certificate, PG&E verification, and site plans showing all existing structures, existing utility service lines such as water, sewer, and PG&E. No demolition work shall be done without first obtaining a permit from the Town. 37. AIR QUALITY: To limit the project’s construction-related dust and criteria pollutant emissions, the following the Bay Area Air Quality Management District (BAAQMD)- recommended basic construction measures shall be included in the project’s grading plan, building plans, and contract specifications: a. Idling times shall be minimized either by shutting equipment off when not in use or reducing the maximum idling time to 2 minutes. Clear signage shall be provided for construction workers at all access points. b. All construction equipment shall be maintained and properly tuned in accordance with manufacturer’s specifications. All equipment shall be checked by a certified visible emissions evaluator. All non-road diesel construction equipment shall at a minimum meet Tier 3 emission standards listed in the Code of Federal Regulations Title 40, Part 89, Subpart B, §89.112. c. Developer shall designate an on-site field supervisor to provide written notification of construction schedule to adjacent residential property owners and tenants at least one week prior to commencement of demolition and one week prior to commencement of grading with a request that all windows remain closed during demolition, site grading, excavation, and building construction activities in order to minimize exposure to NOx and PM10. The on-site field supervisor shall monitor construction emission levels within five feet of the property line of the adjacent residences for NOx and PM10 using the appropriate air quality and/or particulate monitor. 38. SOILS REPORT: A Soils Report, Geotechnical Investigation on Proposed Residential Development at 15349 & 15367 Los Gatos Boulevard, Los Gatos, California for City Ventures (“geotechnical report”) prepared for the project by Quantum Geotechnical, Inc. date August 2, 2024. in February 2024 and included in the peer review report by Cotton, Shires and Associates, Inc. on April 1, 2024, has been prepared containing foundation, and retaining wall design recommendations. The report shall be submitted with the Building Permit Application. This report shall be prepared by a licensed Civil Engineer specializing in soils mechanics. 39. FOUNDATION INSPECTIONS: A pad certificate prepared by a licensed civil engineer or land surveyor shall be submitted to the project Building Inspector at foundation inspection. This certificate shall certify compliance with the recommendations as specified in the Soils Report, and that the building pad elevations and on-site retaining Page 174 wall locations and elevations have been prepared according to the approved plans. Horizontal and vertical controls shall be set and certified by a licensed surveyor or registered Civil Engineer for the following items: a. Building pad elevation b. Finish floor elevation c. Foundation corner locations d. Retaining wall(s) locations and elevations 40. TITLE 24 ENERGY COMPLIANCE: All required California Title 24 Energy Compliance Forms must be blue-lined (sticky-backed), i.e., directly printed, onto a plan sheet. 41. SITE ACCESSIBILITY: At least one accessible route within the boundary of the site shall be provided from public transportation stops, accessible parking and accessible passenger loading zones and public streets or sidewalks to the accessible building entrance that they serve. The accessible route shall, to the maximum extent feasible, coincide with the route for the general public. At least one accessible route shall connect all accessible buildings, facilities, elements and spaces that are on the same site. 42. ACCESSIBLE PARKING: The parking lots, where parking is provided for the public as clients, guests, or employees, shall provide accessible parking. Accessible parking spaces serving a particular building shall be located on the shortest accessible route of travel from adjacent parking to an accessible entrance. In buildings with multiple accessible entrances with adjacent parking, accessible parking spaces shall be dispersed and located closest to the accessible entrances. 43. BACKWATER VALVE: As required by Town Ordinance 6.40.020, provide details for any required sanitary sewer backwater valve on the plans and provide its location. The Town of Los Gatos Ordinance and West Valley Sanitation District (WVSD) requires backwater valves on drainage piping serving fixtures that have flood level rims less than 12 inches above the elevation of the next upstream manhole. 44. HAZARDOUS FIRE ZONE: All projects in the Town of Los Gatos require Class A roof assemblies. 45. SPECIAL INSPECTIONS: When a special inspection is required by CBC Section 1704, the Architect or Engineer of Record shall prepare an inspection program that shall be submitted to the Building Official for approval prior to issuance of the Building Permit. The Town Special Inspection form must be completely filled-out and signed by all requested parties prior to permit issuance. Special Inspection forms are available online at www.losgatosca.gov/building. 46. BLUEPRINT FOR A CLEAN BAY SHEET: The Town standard Santa Clara Valley Nonpoint Source Pollution Control Program Sheet (page size same as submitted drawings) shall be part of the plan submittal as the second page. The specification sheet is available online at www.losgatosca.gov/building. 47. APPROVALS REQUIRED: The project requires the following departments and agencies approval before issuing a building permit: a. Community Development – Planning Division: (408) 354-6874 b. Engineering/Parks & Public Works Department: (408) 399-5771 c. Santa Clara County Fire Department: (408) 378-4010 Page 175 d. West Valley Sanitation District: (408) 378-2407 e. Local School District: The Town will forward the paperwork to the appropriate school district(s) for processing. A copy of the paid receipt is required prior to permit issuance. TO THE SATISFACTION OF THE DIRECTOR OF PARKS & PUBLIC WORKS: Engineering Division THE FOLLOWING CONDITIONS SHALL BE ADDRESSED OR NOTED ON THE CONSTRUCTION PLANS SUBMITTED FOR ANY BUILDING OR GRADING PERMIT, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME. 48. THIRD-PARTY PLAN CHECK FEE AND INSPECTION FEE (Special projects only) – The Town will procure a third-party engineering firm to perform Plan Review and Inspection Services. Applicant shall provide an initial deposit of $50,000 plus a 20 percent fee to cover staff time to the Town for plan review and inspection services. This deposit and fee are required at the time of the project building permit submittal. Once this deposit is received, the Town will select the consultant and initiate the plan review process. The Applicant’s deposit will be charged on a time and materials basis. A supplemental deposit will be required if the remaining deposit is expected to be exhausted prior to completion of the work. Permitted work will not be allowed to continue without available funds to complete the required inspection services. Third- party engineering services will be required for the duration of the construction and project closeout phases. 49. STORM DRAINAGE FEE – The Applicant shall pay Storm Drainage Fees for the future construction of drainage facilities serving new buildings, improvements, or structures to be constructed which substantially impair the perviousness of the surface of land. The estimated fee, based on the site area of 1.54 acres, is $8,015.70. The Applicant shall pay this fee to PPW prior to issuance of the first building permit. 50. TRAFFIC IMPACT MITIGATION FEE – The project is subject to the Town’s Traffic Impact Mitigation Fee for the generation of net new average daily trips. The Town’s Fee Schedule in effect at the time of vesting indicates a fee of $1,104 per additional average daily trip. With 266 net new average daily trips as noted in the Transportation Analysis, this fee is calculated at $293,664.00. Payment of this fee shall be paid prior to issuance of the first building permit. 51. CONSTRUCTION ACTIVITIES MITIGATION FEE (ORDINANCE 2189) – Per the Town’s Comprehensive Fee Schedule in effect at the time of vesting, the project is subject to the Town’s Construction Activities Mitigation Fee based on the square footage of new buildings. The fee is $1.43 per square foot of new residential and non-residential building area. With 89,722 SF of total building square footage, this fee is calculated at $128,302.46. Payment of this fee shall pe paid prior to issuance of the first building permit. 52. GRADING PERMIT – A grading permit is required for all site grading and drainage work Page 176 that is outside the perimeter of a building, retaining wall footing, or other structure authorized by a valid building permit. The Applicant must submit a grading permit application after the appeal period of the entitlement approval process has passed, or earlier if approved by the Town Engineer or his/her designee. Submittals are accepted through Accela only. The grading permit application shall include detailed grading plans and associated required materials. Plan check fees are based on the scope of onsite work. Prior to approval of the grading permit, the Applicant shall pay all fees due and provide faithful performance and payment securities for the performance of the work described and delineated on the approved grading plan, final erosion and sedimentation control plan, and interim erosion and sedimentation control plan (if required), in an amount to be set by the Town Engineer (but not to exceed one hundred (100) percent) of the approved estimated cost of the grading and erosion and sedimentation control measures. The form of security shall be one or a combination of the following to be determined by the Town Engineer and subject to the approval of the Town Attorney: (1) Bond or bonds issued by one or more duly authorized corporate sureties on a form approved by the Town. (2) Deposit with the Town, money, or negotiable bonds of the kind approved for securing deposits of public monies, or (3) other instrument of credit from one or more financial institutions subject to regulation by the State or Federal Government wherein such financial institution pledges funds are on deposit and guaranteed for payment. The grading permit shall be issued prior to the issuance of the building permit unless otherwise allowed by the Town Engineer. The permit shall be limited to work shown on the grading plans approved by the Town Engineer. In granting a permit, the Town Engineer may impose any condition deemed necessary to protect the health, safety, and welfare of the public, to prevent the creation of a nuisance or hazard to public or private property, and to assure proper completion of the grading including but not limited to: (1) Mitigation of adverse environmental impacts, consistent with the project’s CEQA. (2) Improvement of any existing grading or correction of any existing grading violation to comply with Town Code. (3) Requirements for fencing or other protection of grading which would otherwise be hazardous. (4) Requirements for dust, erosion, sediment, and noise control, hours of operation and season of work, weather conditions, sequence of work, access roads, and haul routes (5) Assurance that the land area in which grading is proposed and for which habitable structures are proposed is not subject to hazards of land slippage or significant settlement or erosion and that the hazards of seismic activity or flooding can be eliminated or adequately reduced. (6) Temporary and permanent landscape plans. 53. PUBLIC IMPROVEMENTS – Prior to the issuance of any building permit and prior to any work being done in the Town's right of way, the Applicant must submit Public Improvement Plans for review and approval. All public improvements shall be made according to the Town’s latest adopted Standard Plans, Standard Specifications, and Engineering Design Standards. The Applicant is required to confirm the location of existing utility lines along the project frontage by potholing. Prior to any potholing, Applicant shall submit an Encroachment Permit application with a pothole plan for Town review and approval. The Applicant shall provide the pothole results to the Town Page 177 Engineer prior to final design. All existing public utilities shall be protected in place and, if necessary, relocated as approved by the Town Engineer. No private facilities are permitted within the Town right of way or within any easement unless otherwise approved by the Town Engineer. The Applicant shall have Public Improvement Plans prepared, stamped, and signed by a California licensed civil engineer. Once the Public Improvement Plans have been approved, the Applicant shall submit an application for an Encroachment Permit. The Encroachment Permit requires the Applicant to post the required bonds and insurance and provide a one (1) year warranty for all work to be done in the Town's right of way or Town easement. New concrete shall be free of stamps, logos, names, graffiti, etc. Any new concrete installed that is damaged shall be removed and replaced at the Contractor’s sole expense. Prior to issuance of the encroachment permit, the Applicant shall submit a temporary traffic control plan (“TTCP”) inclusive of all modes of travel for any lane or sidewalk closures. Special provisions such as limitations on works hours, protective enclosures, or other means to facilitate public access in a safe manner may be required. The TTCP shall comply with the State of California Manual of Uniform Traffic Control Devices (“MUTCD”) and standard construction practices. The project engineer shall notify the Town Engineer in writing of any proposed changes. Any proposed changes to the approved plans shall be subject to the approval of the Town. The Applicant shall not commence any work deviating from the approved plans until such deviations are approved unless otherwise approved by the Town Engineer or his/her designee. Any approved and constructed changes shall be incorporated into the final “as-built” plans. Right-of-way improvements shall include, at a minimum, the following items: a. STREET WIDENING - The Applicant shall improve the project frontage along Garden Lane with a 3-foot right-of-way dedication, an approximately 117-foot curb long extension that will reduce the Garden Lane crossing distance at the intersection of Oak Park Drive as noted in the Transportation Analysis and per sheet C-4, and a new street section, curb, gutter, a 5-foot detached sidewalk, and a 4-foot landscape strip. The Applicant shall relocate at their costs any affected utilities as directed by the Town Engineer. All work shall be shown on the required improvement plans. b. STREET TREES - The Applicant shall plant 8 street trees along the Los Gatos Boulevard project frontage and 12 streets trees along the Garden Lane project frontage as shown on Sheet L1. The street tree plans shall be per Town Standard Drawings. c. TREE GRATES – The Applicant shall install 8 Town Standard Tree Grates as specified in the approved plans. Tree grates shall be 3’x6’, model OT-T24 by Urban Accessories, and shall be black power coated. The tree grates shall be shown on the improvement plans to be located at the back of curb to the approval of the Town Engineer and shall be installed with the street trees prior Page 178 to the first occupancy. d. STREET MARKINGS - The Applicant shall install new street markings of a design approved by the Town Engineer and replace any street markings that are damaged due to project construction activities. New street markings include two new high visibility crosswalks at the Garden Lane/Oak Park Drive intersection and all pavement markings, painted curbs, and handicap markings as shown on sheet C-4. All permanent pavement markings shall be thermoplastic and comply with Caltrans Standards. Color and location of painted curbs shall be 15 feet of no parking zone (painted red curb) south of each driveway and 5 feet of no parking zone north of each driveway in accordance with the Transportation Analysis, shall be shown on the plans and are subject to approval by the Town Engineer. Any existing painted curb or pavement markings no longer required shall be removed by grinding if thermoplastic, or sand blasting if in paint. e. SIDEWALK - The Applicant shall replace to existing Town standards all sidewalk per sheet C-4. Sidewalk replacement shall be constructed per the Town Standard Drawings. f. CURB RAMP(S) - The Applicant shall construct five (5) curb ramp(s) in accordance with the latest Caltrans State Standard Drawing. Four curb ramps along the south side of Garden Lane running east-west for the crossings of the development’s driveways an one curb ramp at the southwest, corner of the intersection of Garden Lane and Oak Park Drive. The actual ramp "Case" shall be identified on the plans and shall be to the approval of the Town Engineer. g. CURB AND GUTTER - The Applicant shall replace to existing Town standards all curb and gutter within the project extents. New curb and gutter within public right of way shall be constructed per the Town Standard Drawing ST-210 (Vertical). h. DRIVEWAY APPROACH(ES) - The Applicant shall install one (1) Town Standard driveway approach(es) as shown on the approved plans. The new driveway approach shall be constructed per the Town Standard Drawing. i. DRIVEWAY REMOVAL - The Applicant is to remove the existing driveway approaches that will no longer be used and replace them with sidewalk, curb, and gutter per the Town Standard Drawings. j. SEWER CLEAN-OUT - The Applicant shall install the sewer lateral clean-out at the property line in accordance with the West Valley Sanitation District standards. Sewer clean-out(s) shall be constructed prior to occupancy of the first building. k. PARKING LOTS – The Applicant shall submit plans for all required off street parking lots showing proper grading, drainage, ramps profile, and parking dimensions in conformance with Town parking standards and consistent with sheets C-4 and C-5. The plans shall be approved by the Town Engineer prior to the issuance of the first building permit. l. PARKING LOT DRAINAGE – Parking lots and other impervious areas shall be designed to drain stormwater runoff to vegetated drainage swales, filter strips, and/or other Low Impact Development (LID) treatment devices that can be integrated into required landscaping areas and traffic islands prior to discharge into the storm drain system and/or public right-of-way. Paving shall meet Santa Clara Page 179 County Fire Department requirements and be structurally appropriate for the location. m. BICYCLE PARKING – The Applicant shall provide both long-term bicycle parking and short-term bicycle racks on-site, as shown on the approved site plan, to the approval of the Town Engineer. n. STORM WATER CATCH BASIN(S) - The Applicant shall construct Standard Curb Inlet and Catch Basin’s per approved plans and in accordance with the Town Standard Drawing. o. STREETLIGHT(S) - The Applicant shall replace the existing streetlight along the project frontage on Los Gatos Boulevard in front of Building “A” with a new standard galvanized steel Octaflute streetlight per Town Standard Drawing with LED fixture. The Applicant shall install a pull box in the sidewalk adjacent to this replaced streetlight and intersect the electrical service for the streetlight to provide a service point for the streetlight’s power. The Applicant shall also install a new standard galvanized steel Octaflute streetlight per Town Standard Drawing with LED fixture including adjacent pull box near the southern driveway of the development as directed by the Town Engineer. Finally, the Applicant shall replace the existing streetlight at the intersection of Garden Lane and Oak Park Drive with the standard galvanized steel Octaflute streetlight per Town Standard Drawing with LED fixture and install a service pull box if not currently existing. The Applicant is responsible for all PG&E service fees and hook up charges. Any new service point connection required to power the new lights shall be shown on the construction drawings along with the conduit, pull boxes, and other items necessary to install the streetlights. The Applicant shall provide an Isometric Lighting Level Study similar to what is shown on the last sheet in the approved entitled plan set called “22887REY- R7.DWG” for review and approval by the Town Engineer. Right of way lighting must comply with the Town’s Street Design Standards section 2.38. The new streetlights shall have 31-foot 9-inch mounting height per Standard Drawing Octaflute with LED Fixture, with an 8-foot arm length. The fixture shall be CREE, Type III Cut-Off Model; XSP2, 4000K 56W in an approved configuration or approved equal. The arm shall be installed at the location as shown on the approved plans. A letter shall be provided by PG&E stating that public streetlight billing will be per Rule LS2A. Private lights shall be metered with billing addressed to the homeowners’ association. Pole numbers, assigned by PG&E, shall be clearly delineated on the plans. p. BICYCLE FACILITIES – The Applicant shall provide a fair share contribution towards the planned Class IV protected bike lane improvement on Los Gatos Boulevard along the Project frontage. To determine the fair share costs, the Applicant show provide a conceptual design and engineer’s estimate for the future costs of the improvements for approval by the Town Engineer. The Applicant shall include in the estimate a 20 percent contingency and then escalate the estimate to July 2027 dollars using an escalation rate of 4.5 percent per year. 54. TREE REMOVAL PERMIT – The Applicant shall apply and obtain a Tree Removal Permit from the Parks and Public Works Department for the removal of existing trees on-site Page 180 or in the public right-of-way prior to the issuance of a building permit or demolition building permit, whichever is issued first. An arborist report may be required by the Town Arborist prior to the removal of any tree. 55. PHASED PERMITS – The Applicant may, with the approval of the Town Engineer, phase the permits to expedite the construction process. If this is done, each phase of the work will require a separate and complete set of plans to be submitted, reviewed, and approved prior to the issuance of the said permit. Overlapping of permits may occur, if approved by the Town Engineer. No work on the next phase of construction, in advance of the permitted work, may occur. No “at risk” work will be permitted unless otherwise approved by the Town Engineer or his/her designee. Plans shall be submitted, reviewed, and approved by the Town Engineer prior to the commencement of work. Only the below phased permitted work will be allowed: a. Clearing-Grubbing/Rough Grading b. Fine Grading c. Underground Utilities d. Site Improvements e. Off-Site Improvements 56. CONSTRUCTION PHASE PLAN SUBMITTAL REQUIREMENTS – The Grading Permit Plans and Public Improvement Plans (together referred to as “Improvement Plans”) shall be submitted as a set to Parks and Public Works Department along with a title report dated no older than 30 days from the date the Improvement Plans are submitted. The Improvement Plans shall be submitted at the same time as the Building Plans are submitted to the Building Department. All improvements shall be designed and constructed in accordance with Federal law, State law, Los Gatos Town Code, and the Los Gatos Standard Specifications and Details. Construction drawings shall comply with Section 1 (Construction Plan Requirements) of the Town’s Engineering Design Standards, which are available for download from the Town’s website. The Improvement Plans shall include: a. A cover sheet with at least the proposed development vicinity map showing nearby and adjacent major streets and landmarks, property address, APN, scope of work, project manager and property owner, a “Table of Responsibilities” summarizing ownership, access rights, and maintenance responsibilities for each facility (streets, utilities, parks, landscaping, etc.), a sheet index including a sequential numeric page number for each sheet (i.e. “Sheet 1 of 54”), the lot size, required and proposed lot setbacks by type, proposed floor areas by type for each building, average slope, proposed maximum height, and required and proposed parking count and type. b. The Approved Conditions of Approval printed within the plan set starting on the second sheet of the plan set. c. An Existing Site Plan showing existing topography, bearing and distance information for all rights-of-way, easements, and boundaries, any existing easements proposed to be quit-claimed, existing hardscape, existing above ground Page 181 utility features, and existing structures. The Improvement Plans shall identify the vertical elevation datum, date of survey, and surveyor responsible for the data presented. d. A Proposed Site Plan showing proposed topography, boundaries, proposed and existing to remain easements, hardscape, above ground utility features (hydrants, transformers, control cabinets, communication nodes, etc.), and structures. Include top and bottom elevations of every inflection point of each wall. Show proposed public right-of-way improvements. Distinguish proposed linework from existing linework using heavier line type for proposed. e. A Grading and Drainage Plan clearly showing existing onsite and adjacent topography using labeled contour lines, drainage direction arrows with slope value, and break lines. Proposed and existing to remain hardscape elevations must be provided in detail including slope arrows. f. A Utility Plan showing appropriate line types and labels to identify the different types of utilities and pipe sizes. Utility boxes, hydrants, backflow preventers, water meters, sanitary sewer cleanouts, etc. shall be located on private property unless otherwise approved by the Town Engineer. g. A Photometric Lighting Plan analyzing on-site and the full width of the project’s two adjacent rights-of-ways shall show on the plan the average maintained horizontal illumination in foot-candles. The plan sheet shall include a table identifying individual project areas and their associated average illumination in foot-candles, maximum illumination in foot-candles, minimum illumination in foot-candles, and average to minimum uniformity ratio. Lighting shall comply with the Town’s Standard Specification section 2.38. h. A Landscaping Plan for the project site in general conformance with Sheet L1 indicating the proposed irrigation networks including controller location and power source(s). i. A Composite Plan showing civil, landscape, electrical, and joint trench locations combined on one drawing to identify potential conflicts between disciplines. The Composite Plan shall include the size, location, and details of all trenches, locations of building utility service stubs and meters, and placements or arrangements of junction structures as a part of the Improvement Plan submittals for the project. Show preferred and alternative locations for all utility vaults and boxes if project has not obtained PG&E approval. A licensed Civil or Electrical Engineer shall sign the composite drawings and/or utility improvement plans. (All dry utilities shall be placed underground). A note shall be placed on the joint trench composite plans which states that the plan agrees with Town Codes and Standards and that no underground utility conflict exists. j. General Notes found in the Town of Los Gatos General Guidelines. k. A statement in the general notes indicating the need to obtain a Caltrans Oversized/Overweight Vehicles Transportation Permit if oversized or overweight vehicles are expected to be used. l. A statement that all utility boxes in vehicular pathways shall be traffic-rated. 57. STANDARD PLAN COMPLIANCE – The project shall comply with the Town’s Standard Page 182 Plans to the approval of the Town Engineer. Street improvements, all street sections, the design of all off-site storm drainage facilities shall be in accordance with most current Town Standard Specifications and Standard Plans approved by the Town Engineer. Improvements deemed necessary by the Town Engineer shall be shown on the Improvement Plans. 58. EXISTING FACILITY PROTECTION AND REPAIR – All existing public utilities shall be either protected in place, relocated, or repaired. The Applicant shall repair or replace all existing improvements not designated for removal, and all new improvements that are damaged during construction or removed as a result of the Applicant’s operations. This includes sidewalk, curb and gutter, streetlights, valley gutters, curb ramps, and any other existing improvements in the area that are not intended to be removed and replaced. The Applicant shall request a walk-through with the PPW construction Inspector before the start of construction to verify existing conditions. Said repairs shall be completed prior to issuance of the first certificate of occupancy of the project. 59. UNDERGROUND UTILITIES – All new services to the development shall be placed underground in accordance with the various utility regulations and consistent with sheet JT5. Underground utility plans must be submitted to the Town and approved by the Town Engineer prior to installation. 60. UTILITY RESPONSIBILITIES – The Applicant shall enter an agreement assuming responsibility for the maintenance of stormwater drainage facilities, including piped and open channel stormwater conveyances in private areas. The Applicant is responsible for all expenses necessary to connect to the various utility providers. Currently, the public storm sewer system is owned and maintained by the Town of Los Gatos, the water system in Los Gatos is owned and maintained by San José Water Company, and the sanitary sewer system in Los Gatos is owned and maintained by West Valley Sanitation District. Any alterations of the approved utilities listed must be approved by the Town prior to any construction. 61. UTILITY COMPANY COORDINATION – The Applicant shall negotiate any necessary right- of- way or easements with the various utility companies in the area, subject to the review and approval by the Town Engineer and the utility companies. Prior to the approval of the site plan for construction, the Applicant shall submit “Will Serve” letters from PG&E, San Jose Water, West Valley Sanitation District, West Valley Collections and Recycling, and AT&T (or the current “Carrier of Last Resort”) with a statement indicating either a list of improvements necessary to serve the project or a statement that the existing network is sufficient to accommodate the project. Approved plans from these companies will also satisfy this condition. Coordination of the stormwater conveyance system will be addressed during the Grading Permit review. 62. PREPARATION OF ELECTRICAL PLANS – All street lighting electrical plans shall be prepared by a California registered professional engineer experienced in preparing these types of plans. 63. ON-SITE LIGHTING STANDARDS – The Applicant shall submit a photometric plan for on- site lighting showing lighting levels in compliance with the Town Standard Specifications section 2.38. The plan shall show the minimum maintained horizontal Page 183 illumination in foot-candles and the uniformity ratio for all areas. This lighting standard is applicable to all parking lots, driveways, circulation areas, aisles, passageways, recesses, and accessible grounds contiguous to all buildings. Private, interior courtyards not accessible to the public are not required to meet this standard. The lighting system shall be so designed as to limit light spill beyond property lines and to shield the light source from view from off site. The photometric plan shall be approved by the Town Engineer and shall be addressed on the construction plans submitted for the first building permit. Any subsequent building permits that include any site lighting shall also meet these requirements. 64. STORM DRAINAGE STUDY – The Applicant shall submit a Storm Drainage Study for the proposed development stormwater conveyance system evaluating pre- and post- development peak discharge rates for the theoretical 2-year, 10-year, and 100-year (50- percent, 10-percent, and 1-percent annual chance) storm events including supporting hydraulic calculations for proposed pipe network. The study must address sizing and design details for the stormwater treatment systems proposed with the development. The study shall include an evaluation of the project site drainage including topography, natural drainage patterns, and existing man-made diversions (structures, raised pads, fences, etc.). If the study indicates that the theoretical water surface elevation or hydraulic grade line of the proposed development during a 10- year storm event is above ground level at any point, the Applicant shall construct and dedicate to the Town new downstream storm drainage facilities necessary to achieve a connection point water depth no more than 80 percent full during the projected 10- year storm event. The study must evaluate the 100- year storm event base flood elevation. The finish floor elevations of all structures must be constructed at least 1- foot above this elevation. The Applicant shall submit the study for review and approval by the Town Engineer prior to the issuance of the first building permit. 65. STORMWATER MANAGEMENT PLAN – The Applicant shall develop a Storm Water Management Plan (“SWMP”) that complies with the California Water Board regulations and delineates site design measures, source control measures, low-impact- development (LID) treatment measures, hydromodification management measures, and construction site controls as appropriate. The Plan must indicate erosion protection measures for the inlet structures (e,g., pipe outlets, pump dissipator pipes, and/or bubblers). For the BAHM analysis, the Applicant must provide pump operations and intended routing during various runoff conditions (i.e., treatment runoff vs. HM controls) and the rationale for the pump size selected relative to the treatment flow rate. The Applicant shall update the BAHM analysis to conform to project conditions to the satisfaction of the Town Engineer and include a summary of the changes made to the BAHM analysis since the entitlement plan review for review by the C3 consultant. The Applicant must select and indicate bioretention area plants capable of withstanding and surviving the higher design ponding conditions. If pumps are proposed, the Applicant must: a. Provide pump discharge rates that receiving bioretention areas are capable of treating, to avoid consistently overwhelming the bioretention areas. b. The Applicant must integrate an N+1 redundancy and generator backups at all Page 184 required pump locations and include an alarm system that will notify the owner or operator of a pump failure. c. If off-site improvements modify the quantities of regulated and unregulated off- site impervious area, the Applicant must update Section 2, item “d” and Section 8 of the C.3 Data Form to reflect those changes. 66. DEVELOPER STORM WATER QUALITY RESPONSIBILITY – The Applicant is responsible for ensuring that all contractors including subcontractors are aware of all stormwater quality measures and implement such measures. The Applicant shall perform all construction activities in accordance with approved Improvement Plans, Los Gatos Town Code Chapter 12 – Grading, Erosion and Sediment Control, and the National Pollutant Discharge Elimination System (NPDES) General Permit. Failure to comply with these rules and regulations will result in the issuance of correction notices, citations, or a project stop order. 67. SITE DRAINAGE – Rainwater leaders shall be discharged to splash blocks. No through curb drains will be allowed. Any storm drains (public or private) directly connected to public storm system shall be stenciled/signed with appropriate “NO DUMPING - Flows to Bay” NPDES required language using methods approved by the Town Engineer on all storm inlets surrounding and within the project parcel. Furthermore, storm drains shall be designed to serve exclusively stormwater. Dual-purpose storm drains that switch to sanitary sewer are not permitted in the Town of Los Gatos. No improvements shall obstruct or divert runoff to the detriment of an adjacent, downstream or down slope property. 68. OFF-SITE DRAINAGE – The Applicant shall not alter any existing drainage patterns without an approved Grading Permit. 69. CLEAN, INSPECT, AND REPAIR STORM LINE – If the project will connect to the public storm drainage system, the Applicant is required to evaluate the conditions of the existing storm lines along the project frontage by videotaping and providing the result to the Town Engineer. The Applicant shall clean and inspect (via remote TV camera) the storm line from the manhole upstream to the manhole downstream of the project area. The video inspection shall be done by a professional video inspection company and be completed prior to building permit issuance. The video of the inspection shall be reviewed with PPW and any cracked, broken, or otherwise compromised integrity is found, the areas of the line along the project frontage shall be repaired by the Applicant at the applicant’s expense. The Applicant shall include the required repairs on the Improvement Plans submitted. All necessary repairs to the storm line shall be completed and approved prior to the project connecting to the storm drainage system. 70. GRADING & DRAINAGE WINTER MORATORIUM – All grading activity shall comply with the Municipal Regional Stormwater Permit and Chapter 12 of the Town Code. There shall be no earthwork disturbance or grading activities between October 15th and April 15th of each year unless approved by the Town Engineer. In order to be considered for approval, the Applicant must submit a Winterization Erosion Control Plan certified by a California certified QSD to the Town Engineer for review and approval. If grading is allowed during the rainy season, a maximum of two (2) weeks is allowed between Page 185 clearing of an area and stabilizing/building on the exposed area. The submission of a certified plan does not guarantee approval. Any approved and executed plan must be kept on-site while the project is in construction. 71. SWPPP AND EROSION CONTROL – The Applicant shall prepare and submit a comprehensive stormwater pollution prevention plan (SWPPP) inclusive of interim and final erosion control plans to the Town Engineer for review and approval. The interim erosion control plan(s) shall include measures carried out during construction before final landscaping is installed. Multiple phases of interim erosion control plans may be necessary depending on the complexity of the project. Interim erosion control best management practices may include silt fences, fiber rolls, erosion control blankets, Town approved seeding mixtures, filter berms, check dams, retention basins, etc. The Applicant shall ensure a Qualified SWPPP Developer (QSD) or Qualified SWPPP Practitioner (QSP) monitors erosion and sediment control as required by the Construction General Permit. The Applicant must take measures to ensure continuous compliance with the Construction General Permit, and shall install, maintain, and modify the erosion control measures as needed to continuously protect downstream water quality. In the event an emergency modification is deemed necessary, the Applicant is to implement necessary measures to protect downstream waterways immediately and then submit the changes made within 24-hours to the Town Engineer for review and approval. The Applicant shall provide the Town Engineer the assigned Notice of Intent (NOI) permit number received after filing a Notice of Intent under the Construction Stormwater General Permit. The erosion control plans and SWPPP shall comply with applicable measures contained in the most current Santa Clara County National Pollutant Discharge Elimination System (NPDES) Municipal Regional Permit (MRP). All test submitted to the regional board must also be submitted to the Town Engineer. Any fees or penalties assessed against the Town in response to the Applicant’s failure to comply with the Permit must be paid by the Applicant. The Applicant must permit Town staff onsite to conduct periodic NPDES inspections throughout the recognized storm season to verify compliance with the Construction General Permit and Stormwater ordinances and regulations. 72. SITE TRIANGLE AND TRAFFIC VIEW AREA – Fencing, landscaping, and permanent structures shall be less than 3-feet in height or have a minimum vertical clearance of 7.5- feet if located within the driveway view area, traffic view area, or corner sight triangle. The driveway and intersection site triangles are represented on Town Standard Drawing ST-231. The traffic view area and corner sight triangle are shown on Town Standard Drawing ST-232 and addressed on sheet C-4 and traffic report by Hexagon. This includes all above ground obstructions including utility structures, for example electric transformers. The various clearance lines shall be shown on the site plan to demonstrate compliance. 73. GEOTECHNICAL REVIEW – Prior to building permit issuance, the Applicant’s Geotechnical Engineer shall review and approve all geotechnical aspects of the project building and grading plans (i.e., site preparation and grading, site surface and subsurface drainage improvements, and design parameters for foundations, etc.) to Page 186 ensure that the recommendations by Quantum’s “Geotechnical Investigation” dated August 2, 2024 and ENGEO’s “Preliminary Fault Evaluation Report” dated August 1, 2024 have been properly incorporated or provide recommended revisions necessary. The Applicant shall submit the results of the geotechnical plan review organized by the Project Geotechnical Consultants in a letter and submitted to the Town for review by the Town Engineer. The geotechnical engineer shall review the grading and drainage plan and proposed pavement and foundation design to verify that the design is in accordance with their recommendations. The Applicant’s Geotechnical Engineer’s approval shall be conveyed to the Town either by letter or by signing and stamping the plans. All grading operations and soil compaction activities shall be per the approved project’s design level geotechnical report. The Applicant shall add this condition to the general notes on the grading plan. 74. GEOTECHNICAL ENGINEER OBSERVATION – All grading activities shall be conducted under the observation of, and tested by, a licensed geotechnical engineer. A report shall be filed with the Town of Los Gatos for each phase of construction stating that all grading activities were performed in conformance with the requirements of the project’s design level geotechnical report. The Applicant shall submit a Final Geotechnical Construction Observation and Testing Summary in an “as-built” letter/report prepared and submitted to the Town prior to issuance of the certificate of occupancy. The Applicant shall add this condition to the general notes on the grading plan. 75. PRECONSTRUCTION MEETING – After the issuance of any Grading or Encroachment permit and before the commencement of any on or off-site work, the Applicant shall request a pre-construction meeting with the PPW Inspector to discuss the project conditions of approval, working hours, site maintenance, and other construction matters. At that meeting, the Applicant shall submit a letter acknowledging that: a. They have read and understand these project Conditions of Approval; b. They will require that all project sub-contractors read and understand these project Conditions of Approval; and, c. They ensure a copy of these project Conditions of Approval will be posted on-site at all times during construction. 76. FLOOR DRAINS – All floor drains shall be plumbed to connect to the sanitary sewer system only. Site design must facilitate drainage away from building floor drains. 77. GARBAGE/RECYCLE STORAGE AND SERVICE – The Applicant shall provide adequate area for the purposes of storing garbage and recycling collection containers for scheduled servicing by the Town’s solid waste collection provider. The collection containers shall be brought out to the driveway on the day of service and returned to the property garages by the property owner that same day. The containers are not to be in public view or in the public right-of-way prior to or beyond the scheduled service times. A letter from West Valley Collection and Recycling confirming serviceability and site accessibility shall be provided to the Town Engineer for approval prior to the approval of an occupancy permit. 78. SITE LANDSCAPING COORDINATION – The Applicant shall coordinate the overall site landscaping and the stormwater treatment area landscaping. Stormwater treatment Page 187 areas should be identified on the site first, and then site landscaping to make sure the correct plant material is identified for each area. Some site landscaping plant material may not be suitable in stormwater treatment areas due to the nature of the facility. Sanitary sewer facilities cannot be aligned through stormwater treatment facilities. 79. TRANSPORTATION DEMAND MANAGEMENT (“TDM”) PLAN – Consistent with General Plan TDM policy (Policy MOB-1.1), the Applicant shall submit a Transportation Demand Management Plan prior to the issuance of any building permit. The TDM plan shall be consistent with the Local Transportation Analysis by Hexagon Transportation Consultants dated December 20, 2024 and may include the measures such as bicycle facility provisions, shower facilities, local shuttle service, transit passes and subsidies, carpool incentive, designated car share parking, and other measures that may be required by the Town Engineer. THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO THE APPROVAL OF THE FINAL MAP OR PARCEL MAP, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME. 80. DEDICATIONS – The Applicant or owner shall dedicate a three (3) foot wide strip of land to the Town in fee along Garden Lane frontage. 81. QUITCLAIM OF EASEMENT(S) – The Applicant has indicated that the existing 10-foot ingress and egress easement per 4407 OR 725 and Sanitary Sewer Easement per E623 OR 177 in favor of APN 424-19-069 will be abandoned. This abandonment shall be recorded, and an electronic copy (PDF) of the recorded quitclaim shall be submitted to the Town Engineer prior to issuance of a grading or building permit. The existing sewer line serving APN 424-19-069 shall be re-routed to the onsite sanitary sewer system. 82. TEMPORARY CONSTRUCTION EASEMENT – Prior to the issuance of a grading or building permit, it shall be the sole responsibility of the project to obtain any and all proposed or required easements and/or permissions necessary to perform any work on neighboring private property herein proposed. Proof of agreement/approval is required prior to the issuance of any Permit. 83. SUBDIVISION (FINAL) MAP – The Applicant shall have a subdivision map, prepared by a person authorized to practice land surveying in California, delineating all parcels created or deleted and all changes in lot lines in conformance with the Los Gatos Town Code and the Subdivision Map Act. Existing buildings shall be demolished prior to the recordation of the map if they will conflict with any newly created lot line. The Town Council must approve all Final Maps. The Town Council meeting will be scheduled approximately fifty (50) days after the Final Map, Public Improvement Plans, Stormwater Treatment Facilities Maintenance Agreement, Landscape Maintenance Agreement, and Subdivision Improvement Agreement are approved by the Town Engineer. The Final Subdivision Map shall be approved by PPW and recorded by the County Recorder’s Office prior to the issuance of the first building permit. In lieu of the Town Clerk’s Office coordinating the recordation of the Final Map(s) with the County, the Applicant may submit a map guarantee by the Applicant’s title company for the release of the Page 188 signed Final Map to the title company for recordation. Prior to the Town’s release of the Final Map, the Town Engineer may require the Applicant to submit to the Town an electronic copy of the map in the AutoCAD Version being used by the Town at the time of recordation. It is the Applicant's responsibility to check with their title company and the County Recorder’s Office to determine the time necessary to have the map recorded after Town approval. 84. SUBDIVISION IMPROVEMENT AGREEMENT (“SIA”) – The Applicant shall enter as a contractor into an agreement with the Town per Town Code Section 24.40.020, Gov. Code Section 66462(a), and shall arrange to provide Payment and Performance bonds each for 100 percent of the cost of public infrastructure improvements to be constructed in the public right-of-way. These improvements shall include, but not be limited to, roadway construction, sidewalk, curb and gutter, storm lines, streetlights, and signal equipment. Town Standard insurance shall be provided per the terms of the agreement. The agreement will be forwarded to the Town Council for approval with project Final Map. The SIA shall be approved by the Town Council prior Parcel or Final Map. 85. MONUMENTS – The Applicant shall arrange for the engineer to have all monuments set per the recorded map. A certificate letter by the Surveyor or Engineer stating the monuments are set per plan shall be provided to the Town Engineer prior to final certificate of occupancy. 86. COVENANTS, CONDITIONS & RESTRICTIONS (CC&R) – The Applicant shall prepare and submit draft project Covenants, Conditions and Restrictions (CC&R) for the project. The CC&Rs shall be submitted with the project map for review and approval of the Town Engineer, the Town Attorney, and the Planning Manager. The CC&Rs shall include relevant project Conditions of Approval and shall include language that restricts the Homeowner’s Association from making changes to the CC&Rs without first obtaining approval from the Town. References to the Stormwater Treatment Facilities Maintenance Agreement obligations shall be incorporated. The CC&Rs shall be reviewed and approved prior to the Town Council approval of the Final map. 87. PAYMENT OF WEST VALLEY SANITATION DISTRICT FEES – All sewer connection and treatment plant capacity fees shall be paid either immediately prior to the recordation of any maps or immediately prior to the issuance of a sewer connection permit, which ever event occurs first. Written confirmation of payment of these fees shall be provided to the Town Engineer prior to map recordation. THE FOLLOWING CONDITIONS SHALL BE MET PRIOR TO RELEASE OF UTILITIES, FINAL INSPECTION, OR ISSUANCE OF A CERTIFICATE OF OCCUPANCY, WHICHEVER OCCURS FIRST, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME. 88. RECORD DRAWINGS – The Applicant shall submit a scanned PDF set of stamped record drawings and construction specifications for all off-site improvements to the Department of Parks and Public Works. All underground facilities shall be shown on the record drawings as constructed in the field. The Applicant shall also provide the Town with an electronic copy of the record drawings in the AutoCAD Version being Page 189 used by the Town at the time of completion of the work. The Applicant shall also submit an AutoCAD drawing file of all consultants composite basemap linework showing all public improvements and utility layouts. This condition shall be met prior to the release of securities required by the SIA. 89. RESTORATION OF PUBLIC IMPROVEMENTS – The Applicant shall repair or replace all existing improvements not designated for removal that are damaged or removed during construction to the extent caused by the project itself. Improvements such as, but not limited to curbs, gutters, sidewalks, driveways, signs, streetlights, pavements, raised pavement markers, thermoplastic pavement markings, etc., shall be repaired or replaced to a condition equal to or better than the original condition. Any new concrete shall be free of stamps, logos, names, graffiti, etc. Existing improvement to be repaired or replaced shall be at the direction of the PPW Inspector and shall comply with all Title 24 Disabled Access provisions. The restoration of all improvements identified by the PPW Inspector shall be completed before the release of securities required by the SIA. The Applicant shall request a walk- through with the PPW Inspector before the start of construction to verify existing conditions. 90. PAVEMENT RESTORATION – Due to construction activities, new utility cuts along the project frontage, and the anticipated project’s truck traffic, the Applicant shall grind and provide a 2.5” overlay with asphalt concrete for the entire width of the southbound roadway of Los Gatos Boulevard along the entire property length and the full width of Garden Lane including the intersection of Garden Lane and Oak Park Drive. Prior to overlay, any base failure repair or required dig-outs identified by the PPW Inspector shall be completed. The Town Engineer shall approve the roadway repair prior to release of securities required by the SIA. 91. STORMWATER TREATMENT FACILITIES MAINTENANCE AGREEMENT – The Applicant shall execute and record a Stormwater Treatment Facilities Maintenance Agreement to ensure perpetual maintenance of the regulated project’s treatment facilities. The agreement shall outline the operation and maintenance (O&M) plan for the permanent storm water treatment facilities. The Town-Standard Stormwater BMP Operation and Maintenance Agreement will be provided by PPW upon request. The agreement shall be executed prior to occupancy of the first building and include the following: a. The property owner shall operate and maintain all on-site stormwater treatment facilities in good condition and promptly repair/replace any malfunctioning components. b. The property owner shall inspect the stormwater treatment facilities at least twice per year and submit an inspection report to PPW at PPW_Stormwater@losgatosca.gov no later than October 1st for the Fall report, and no later than March 15th of the following year for the Winter report. Once in fall before October 1st in preparation for the wet season, and once in winter before March 15th. Written records shall be kept of all inspections and shall include, at minimum, the following information: i. Site address; ii. Date and time of inspection; Page 190 iii. Name of the person conducting the inspection; iv. List of stormwater facilities inspected; v. Condition of each stormwater facility inspected; vi. Description of any needed maintenance or repairs; and vii. As applicable, the need for site re-inspection. c. The property owner shall not make any design changes to the system with the Town’s approval. d. The property owner(s) shall develop a maintenance and replacement schedule for the stormwater treatment facilities that describes maintenance frequency and responsibility. This maintenance schedule shall be included with the approved Stormwater Treatment Facilities Maintenance Agreement. e. The property owner(s) shall reimburse the Town for the cost of site inspections required under the Municipal Regional Permit. f. The property owner(s) shall authorize Town Staff to perform maintenance and/or repair work and to recover the costs from the property owner in the event that maintenance or repair is neglected, or the stormwater management facility becomes a danger to public health or safety. 92. STORMWATER MANAGEMENT FACILITIES INSPECTION – Prior to final inspection, the Applicant must facilitate the testing of all stormwater facilities by a certified QSP or QSD to confirm the facilities are meeting the minimum design infiltration rate. All tests shall be made at on 20 ft x 20 ft grid pattern over the surface of the completed stormwater facility unless otherwise approved by the Town Engineer. All soil properties for all stormwater facilities shall be evaluated by the geotechnical engineer. Percolation tests (using Double Ring Infiltrometer Testing with appropriate safety factors) at horizontal and vertical (at the depth of the stormwater facility) shall be conducted for each stormwater facility. A 50 percent safety factor shall be applied to the calculated percolation test and shall be used as the basis for design (the design percolation rate). The geotechnical report shall include a section designated for stormwater design, including percolation results and design parameters. Sequence of construction for all stormwater facilities (bioswales, detention/ retention basins, drain rock, etc.) shall be done toward final phases of project to prevent silting of the stormwater treatment facilities. 93. LANDSCAPE MAINTENANCE AGREEMENT – The Applicant shall enter into a Landscape Maintenance Agreement with the Town of Los Gatos in which the Applicant agrees to maintain the vegetated areas along the project’s Los Gatos Boulevard and Garden Lane frontages located within the public right-of-way. The agreement must be executed and accepted by the Town Attorney prior to the issuance of any occupancy permit. 94. EMERGENCY RESPONDER RADIO COVERAGE – All new buildings, including parking garages and hospitals, shall have approved radio coverage for emergency responders throughout their interiors. Prior to issuance of the final occupancy permit, the Applicant shall conduct a radio signal survey demonstrating compliance with Section 510 of the California Fire Code and the applicable provisions of NFPA 72 (National Fire Alarm and Signaling Code) and NFPA 1221 (Standard for the Installation, Maintenance, and Use of Emergency Services Communications Systems). Radio coverage must meet a Page 191 minimum signal strength of -95 dBm, ensuring at least 95 percent coverage throughout general building areas and 99 percent coverage within critical areas, as defined by these standards. If the survey shows inadequate coverage, the Applicant shall install an approved Emergency Responder Radio Coverage System (ERRCS), such as an FCC- certified signal booster or distributed antenna system (DAS), meeting the requirements of the California Fire Code and referenced NFPA standards. All ERRCS installations must include battery backup, monitoring systems, and shall be tested and approved by the Fire Marshal (or designee) prior to occupancy. THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES DURING THE CONSTRUCTION PHASE OF THE PROJECT, OR IF ANOTHER DEADLINE IS SPECIFIED IN A CONDITION, AT THAT TIME. 95. PROJECT CONSTRUCTION SETUP – All storage and office trailers will be kept off the public right-of-way. 96. PUBLIC WORKS CONSTRUCTION NOTICE – The contractor shall notify the PPW Inspector at least ten (10) working days prior to the start of any construction work. At that time, the Contractor shall provide an initial project construction schedule and a 24-hour emergency telephone number list. 97. PROJECT CONSTRUCTION SCHEDULE – The contractor shall submit the project schedule in a static PDF 11”x17” format and Microsoft Project, or an approved equal. The Contractor shall identify the scheduled critical path for the installation of improvements to the approval of the Town Engineer. The schedule shall be updated monthly and submitted to the PPW Inspector in the same formats as the original. 98. PROJECT CONSTRUCTION HANDOUT – The Contractor shall provide to the Town Engineer an approved construction information handout for the purpose of responding to questions the Town receives regarding the project construction. 99. PROJECT CONSTRUCTION SUPERVISION – The Contractor shall always provide a qualified supervisor on the job site during construction. 100. PUBLIC WORKS CONSTRUCTION INSPECTION – All work shown on the Improvement Plans shall be inspected to the approval of the Town Engineer. Uninspected work shall be removed as deemed appropriate by the Town Engineer. 101. PROJECT CONSTRUCTION HOURS – Construction activities related to the issuance of any PPW permit shall be restricted to the weekday between 8:00 a.m. and 6:00 p.m. and Saturday 9:00 a.m. to 4:00 p.m. No work shall be done on Sundays or on Town Holidays unless otherwise approved by the Town Engineer. Please note that no work shall be allowed to take place within the Town right-of-way after 5:00 p.m. Monday through Friday. In addition, no work being done under Encroachment Permit may be performed on the weekend unless prior approvals have been granted by the Town Engineer. The Town Engineer may apply additional construction period restrictions, as necessary, to accommodate standard commute traffic along arterial roadways and along school commute routes. Onsite project signage must state the project construction hours. The permitted construction hours may be modified if the Town Engineer finds that the Page 192 following criteria is met: a. Permitting extended hours of construction will decrease the total time needed to complete the project without an unreasonable impact to the neighborhood. b. Permitting extended hours of construction is required to accommodate a construction requirement such as a large concrete pour or major road closure. Such a need would be presented by the project's design engineer and require approval of the Town Engineer. c. An emergency situation exists where the construction work is necessary to correct an unsafe or dangerous condition resulting in obvious and eminent peril to public health and safety. If such a condition exists, the Town may waive any of the remaining requirements outlined below. d. The exemption will not conflict with any other condition of approval required by the Town to mitigate significant environmental impacts. e. The contractor or property owner will notify residential and commercial occupants of adjacent properties of the modified construction work hours. This notification must be provided three days prior to the start of the extended construction activity. f. The approved hours of construction activity will be posted at the construction site in a place and manner that can be easily viewed by any interested member of the public. g. The Town Engineer may revoke the extended work hours at any time if the contractor or owner of the property fails to abide by the conditions of extended work hours or if it is determined that the peace, comfort, and tranquility of the occupants of adjacent residential or commercial properties are impaired because of the location and nature of the construction. h. The waiver application must be submitted to the PPW Inspector ten (10) working days prior to the requested date of waiver. 102. PROJECT CONSTRUCTION BMPs – All construction activities shall conform to the latest requirements of the CASQA Stormwater Best Management Practices Handbooks for Construction Activities and New Development and Redevelopment, the Town's grading and erosion control ordinances, the project specific temporary erosion control plan, and other generally accepted engineering practices for erosion control as required by the Town Engineer when undertaking construction activities. 103. PROJECT CONSTRUCTION EXCAVATION – The following provisions to control traffic congestion, noise, and dust shall be followed during site excavation, grading, and construction: a. All construction vehicles should be properly maintained and equipped with exhaust mufflers that meet State standards. b. Travel speeds on unpaved roads shall be limited to fifteen (15) miles per hour. c. Blowing dust shall be reduced by timing construction activities so that paving and building construction begin as soon as possible after completion of grading, and by landscaping disturbed soils as soon as possible. d. Water trucks shall be present and in use at the construction site. All portions of the site subject to blowing dust shall be watered as often as deemed necessary by the Town, or a minimum of three times daily, or apply (non-toxic) soil Page 193 stabilizers on all unpaved access roads, parking areas, and staging areas at construction sites in order to ensure proper control of blowing dust for the duration of the project. e. Watering on public streets and wash down of dirt and debris into storm drain systems is prohibited. Streets will be cleaned by street sweepers or by hand as often as deemed necessary by the PPW Inspector, or at least once a day. Watering associated with on-site construction activity shall take place between the hours of 8 a.m. and 5 p.m. and shall include at least one late-afternoon watering to minimize the effects of blowing dust. Recycled water shall be used for construction watering to manage dust control where possible, as determined by the Town Engineer. Where recycled water is not available potable water shall be used. All potable construction water from fire hydrants shall be coordinated with the San Jose Water Company. f. All public streets soiled or littered due to this construction activity shall be cleaned and swept on a daily basis during the workweek to the satisfaction of the Construction Inspector. g. Construction grading activity shall be discontinued in wind conditions in excess of 25 miles per hour, or that in the opinion of the PPW Inspector cause excessive neighborhood dust problems. h. Site dirt shall not be tracked into the public right-of-way and shall be cleaned immediately if tracked into the public right-of-way. Mud, silt, concrete and other construction debris shall not be washed into the Town’s storm drains. i. Construction activities shall be scheduled so that paving and foundation placement begin immediately upon completion of grading operation. j. All aggregate materials transported to and from the site shall be covered in accordance with Section 23114 of the California Vehicle Code during transit to and from the site. k. Prior to issuance of any permit, the Applicant shall submit any applicable pedestrian or traffic detour plans to the satisfaction of the Town Engineer for any lane or sidewalk closures. The temporary traffic control plan shall be prepared by a licensed professional engineer with experience in preparing such plans and in accordance with the requirements of the latest edition of the California Manual on Uniform Traffic Control Devices (MUTCD) and standard construction practices. The Traffic Control Plan shall be approved prior to the commencement of any work within the public right-of- way. l. During construction, the Applicant shall make accessible any or all public and private utilities within the area impacted by construction, as directed by the Town Engineer. m. The minimum soils sampling and testing frequency shall conform to Chapter 8 of the Caltrans Construction Manual. The Applicant shall require the soils engineer submit to daily testing and sampling reports to the Town Engineer. 104. MATERIAL HAULING ROUTE AND PERMIT – For material delivery vehicles equal to, or larger than two-axle, six-tire single unit truck size as defined by FHWA Standards, the Applicant shall submit a truck hauling route that conforms to Town of Los Gatos Page 194 Standards for approval. Note that the Town requires a Haul Permit be issued for any hauling activities. The Applicant shall require contractors to prohibit trucks from using “compression release engine brakes” on residential streets. The haul route for this project unless otherwise approved by the Town Engineer, shall be Los Gatos Boulevard to Highway 85 or Lark Avenue to Highway 17. A letter from the Applicant confirming the intention to use the designated haul route shall be submitted to the Town Engineer for review and approval prior to the issuance of any Town permits. All material hauling activities including but not limited to, adherence to the approved route, hours of operation, staging of materials, dust control and street maintenance shall be the responsibility of the Applicant. Hauling of soil on- or off-site shall not occur during the morning or evening peak periods (between 7:00 a.m. and 9:00 a.m. and between 4:00 p.m. and 6:00 p.m.), and at other times as specified by the Town Engineer. The Applicant must provide an approved method of cleaning tires and trimming loads on site. All material hauling activities shall be done in accordance with applicable Town ordinances and conditions of approval. 105. PROJECT CLOSE-OUT – Prior to requesting a Final Inspection, the Applicant shall submit to the Town Engineer a letter indicating that all project conditions have been met, and all improvements are complete. All work must be completed to the satisfaction of the Planning Director and Town Engineer prior to the first occupancy. All public improvements, including the complete installation of all improvements relative to streets, fencing, storm drainage, underground utilities, etc., shall be completed and attested to by the Town Engineer before approval of occupancy of any unit. Where facilities of other agencies are involved, including those for water and sanitary sewer services, such installation shall be verified as having been completed and accepted by those agencies. In addition, the Applicant shall submit an itemized final quantities list of all public improvements constructed on-site and within the public right-of-way. The final quantities list shall be prepared by the project engineer and be to the approval of the Town Engineer. The final quantities list shall be broken out into on-site and off-site improvements based on the format provided by the Town. Until such time as all required improvements are fully completed and accepted by Town, the Applicant shall be responsible for the care, maintenance, and any damage to such improvements. Town shall not, nor shall any officer or employee thereof, be liable or responsible for any accident, loss or damage, regardless of cause, happening or occurring to the work or improvements required for this project prior to the completion and acceptance of the work or Improvements. All such risks shall be the responsibility of and are hereby assumed by the Applicant. 106. HOLIDAY CONSTRUCTION MORATORIUM – Due to concerns for business impacts during the holiday season (defined as starting the Monday of Thanksgiving week through January 1), there shall be no construction activities within the right-of-way which would create lane closures, eliminate parking, create pedestrian detours, or other activities that may create a major disturbance as determined by the Town Engineer. 107. CONSTRUCTION WORKER PARKING – The Applicant shall provide a Construction Parking Plan that minimizes the effect of construction worker parking in the Page 195 neighborhood and shall include an estimate of the number of workers that will be present on the site during the various phases of construction and indicate where sufficient off-street parking will be utilized and identify any locations for off-site material deliveries. Said plan shall be approved by the Town Engineer prior to issuance of Town permits and shall be complied with at all times during construction. Failure to enforce the parking plan may result in suspension of the Town permits. No vehicle having a manufacturer's rated gross vehicle weight exceeding ten thousand (10,000) pounds shall be allowed to park on the portion of a street which abuts property in a residential zone without prior approval from the Town Engineer (§15.40.070). 108. SITE WATER DISCHARGE – In accordance with the Town Code, Prohibition of Illegal Discharges (Los Gatos Town Code Section 22.30.015), the Town Engineer may approve in coordination West Valley Sanitation District the discharge of uncontaminated pumped ground waters to the sanitary sewer only when such source is deemed unacceptable by State and Federal authorities for discharge to surface waters of the United States, whether pretreated or untreated, and for which no reasonable alternative method of disposal is available. Following the verification of the applicable local, state and/or federal approvals, a Discharge Plan will be approved and monitored by the Town Engineer. THE FOLLOWING CONDITIONS SHALL BE COMPLIED WITH AT ALL TIMES THAT THE USE PERMITTED BY THIS ENTITLEMENT OCCUPIES THE PREMISES. 109. POST CONSTRUCTION BEST MANAGEMENT PRACTICES (BMP) – Post construction storm water pollution prevention requirements shall include: a. The Applicant shall be charged the cost of abatement for issues associated with, but not limited to, inspection of the private stormwater facilities, emergency maintenance needed to protect public health or watercourses, and facility replacement or repair if the treatment facility is no longer able to meet performance standards or has deteriorated. Any abatement activity performed on the Applicant’s property by Town staff will be charged to the Applicant at the Town’s adopted fully loaded hourly rates. b. Maintenance of the storm drain inlets “No Dumping – Drains to Bay” plaques to alert the public to the destination of storm water and to prevent direct discharge of pollutants into the storm drain. Template ordering information is available at www.flowstobay.org. c. All process equipment, oils, fuels, solvents, coolants, fertilizers, pesticides, and similar chemical products, as well as petroleum-based wastes, tallow, and grease planned for storage outdoors shall be stored in covered containers at all times. d. All public outdoor spaces and trails shall include installation and upkeep of dog waste stations. e. Garbage and recycling receptacles and bins shall be designed and maintained with permanent covers to prevent exposure of trash to rain. Trash enclosure drains shall be connected to the sanitary sewer system. f. It is the responsibility of the property owner(s)/homeowners association to Page 196 implement a plan for street sweeping of paved private roads and cleaning of all storm drain inlets. TO THE SATISFACTION OF THE SANTA CLARA COUNTY FIRE DEPARTMENT: 110. GENERAL: Construction documents shall be consistent with the approved entitlement plans and Santa Clara County Fire Department AMMR PC 24-4857. Review of this Developmental proposal is limited to acceptability of site access, water supply and may include specific additional requirements as they pertain to fire department operations, and shall not be construed as a substitute for formal plan review to determine compliance with adopted model codes. Prior to performing any work, the applicant shall make application to, and receive from, the Building Department all applicable construction permits. 111. MODIFIED FIRE SPRINKLERS REQUIRED: (As Noted on Sheet PI-1 and approved AMMR PC 24-4857) Approved automatic sprinkler systems in new and existing buildings and structures shall be provided in the locations described in this Section or in Sections 903.2.1 through 903.2.18 whichever is the more restrictive. For the purposes of this section, firewalls used to separate building areas shall be constructed in accordance with the California Building Code and shall be without openings or penetrations. NOTE: The owner(s), occupant(s) and any contractor(s) or subcontractor(s) are responsible for consulting with the water purveyor of record in order to determine if any modification or upgrade of the existing water service is required. A State of California licensed (C-16) Fire Protection Contractor shall submit plans, calculations, a completed permit application and appropriate fees to this department for review and approval prior to beginning their work. CFC Sec. 903.2. Make a note on building permit set cover sheet that an approved AMMR is included and an upgraded sprinkler system will be installed. A copy of the Alternate Means/Methods application form, with approval signature, and these comments shall be made part of the building permit drawing set, to be routed to Santa Clara County Fire Department for final approval. 112. FIRE ALARM REQUIREMENTS: (As Noted on Sheet PI-1) Refer to CFC Sec. 907 and the currently adopted edition of NFPA 72. Submit shop drawings (3 sets) and a permit application to the SCCFD for approval before installing or altering any system. Call (408) 341-4420 for more information. 113. BUILDINGS AND FACILITIES ACCESS: (As Noted and consistent with Sheet C-8 and AMMR PC 24-4857) Approved fire apparatus access roads shall be provided for every facility, building or portion of a building hereafter constructed or moved into or with the jurisdiction. The fire apparatus access road shall comply with the requirements of this section and shall extend to within 150 feet of all portions of the facility and all portions of the exterior walls of the first story of the building as measured by an approved route around the exterior of the building or facility. [CFC, Section 503.1.1]. 114. FIRE APPARATUS (AERIAL) ACCESS ROADWAYS: (AMMR PC24-4857 approved) Where the vertical distance between the grade plane and the highest roof surface exceeds 30 feet (9144 mm), approved aerial fire apparatus access roads shall be provided per AMMR PC 24-4857. For purposes of this section, the highest roof surface shall be determined by Page 197 measurement to the eave of a pitched roof, the intersection of the roof to the exterior wall, or the top of parapet walls, whichever is greater. Exception: Where approved by the fire code official, buildings of Type IA, Type IB or Type IIA construction equipped throughout with an automatic sprinkler system in accordance with Section 903.3.1.1 and having firefighter access through an enclosed stairway with a Class I stand pipe from the lowest level of fire department vehicle access to all roof surfaces. Overhead utility and power lines shall not be located within the aerial fire apparatus access roadway. Width: Fire apparatus access roads shall have a minimum unobstructed width of 26 feet (7925) in the immediate vicinity of any building or portion of building more than 30 feet (9144 mm) in height. Proximity to building: At least one of the required access routes meeting this condition shall be located within a minimum of 15 feet (4572) and a maximum of 30 feet (9144mm) from the building, and shall be positioned parallel to one entire side of the building, as approved by the fire code official [CFC Chp. 5 and SCCFD SD&S A-1]. 115. FIRE APPARATUS (ENGINE) ACCESS ROADWAYS: (As Noted on Sheet C-8) Provide an access roadway with a paved all-weather surface, a minimum unobstructed width of 20 feet, vertical clearance of 13 feet 6 inches, minimum circulating turning radius of 30 feet inside, 50 feet outside, and a maximum slope of 15%. Surface shall be capable of supporting 75K pounds. Installations shall conform to Fire Department Standard Details and Specifications sheet A-1. CFC Sec. 503. 116. TURNING RADIUS: (As Noted on Sheet C-8) The minimum inside turning radius is 30 feet and outside turning radius is 50 feet for required access roadways. Greater radius up to 60 feet may be required where the Fire Department determines that Ladder Truck access is required. Circulating refers to travel along a roadway without dead ends. 117. REQUIRED FIRE FLOW: The fire flow for this project is 4000 GPM at 20 psi residual pressure. If an automatic fire sprinkler system will be installed, the fire flow will be reduced by 25%, establishing a required adjusted fire flow of 3000 GPM at 20 psi residual pressure. Note: The minimum required number and spacing of the hydrants shall be in accordance with CFC Table C102.1. 118. PUBLIC FIRE HYDRANT REQUIRED: (As Noted on Sheet C-8) Provide a public fire hydrant at a final location to be determined jointly by the Fire Department and San Jose Water Company. Maximum distance of 315 feet from the building frontage, 500 ft between hydrants and a maximum of 100 feet from the FDC, with a minimum hydrant flow of 3000 GPM @ 20 psi residual. Fire hydrants shall be provided along required fire apparatus access roads and adjacent public streets. CFC Sec. 507, and Appendix B and associated Tables, and Appendix C. 119. FIRE DEPARTMENT CONNECTION: (As Noted on Sheet C-8) The fire department connection (FDC) for the structure in support of the sprinkler system shall be installed at the street on the street address side of the building. It shall be located within 100 feet of a public fire hydrant and within ten (10) feet of the main PIV (unless otherwise approved by the Chief due to practical difficulties). FDC's shall be equipped with a minimum of two (2), two-and-one-half (2- 1/2”) inch national standard threaded inlet Page 198 couplings. Orientation of the FDC shall be such that hose lines may be readily and conveniently attached to the inlets without interference. FDC's shall be painted safety yellow [SCCFD, SP-2 Standard]. 120. GROUND LADDER ACCESS: (As Noted on Sheets FE) Ground-ladder rescue from second and third floor rooms with egress windows, shall be made possible for fire department operations. With the climbing angle of seventy-five degrees maintained, an approximate walkway width along either side of the building shall be no less than seven feet clear. Landscaping shall not be allowed to interfere with the required access. CFC Sec. 503 and 1031.2 NFPA 1932 Sec. 5.1.8 through 5.1.9. Ladder access (one for each emergency egress window) of an all- weather supportive surface along with an approved access walkway leading from the fire apparatus access road to them, shall be provided. 121. WATER SUPPLY REQUIREMENTS: Potable water supplies shall be protected from contamination caused by fire protection water supplies. It is the responsibility of the applicant and any contractors and subcontractors to contact the water purveyor supplying the site of such project, and to comply with the requirements of that purveyor. Such requirements shall be incorporated into the design of any water-based fire protection systems, and/or fire suppression water supply systems or storage containers that may be physically connected in any manner to an appliance capable of causing contamination of the potable water supply of the purveyor of record. Final approval of the system(s) under consideration will not be granted by this office until compliance with the requirements of the water purveyor of record are documented by that purveyor as having been met by the applicant(s). [2022 CFC Sec. 903.3.5 and Health and Safety Code 13114.7]. 122. CONSTRUCTION SITE FIRE SAFETY: All construction sites must comply with applicable provisions of the CFC Chapter 33 and our Standard Detail and Specification S1-7. Provide appropriate notations on subsequent plan submittals, as appropriate to the project. [CFC Chp. 33]. 123. ADDRESS IDENTIFICATION: New and existing buildings shall have approved address numbers, building numbers or approved building identification placed in a position that is plainly legible and visible from the street or road fronting the property. These numbers shall contrast with their background. Where required by the fire code official, address numbers shall be provided in additional approved locations to facilitate emergency response. Address numbers shall be Arabic numbers or alphabetical letters. Numbers shall be a minimum of 4 inches (101.6 mm) high with a minimum stroke width of 0.5 inch (12.7 mm). Where access is by means of a private road and the building cannot be viewed from the public way, a monument, pole or other sign or means shall be used to identify the structure. Address numbers shall be maintained. CFC Sec. 505.1. 124. FIRE LANES REQUIRED: (As Noted on Sheet C-8) The minimum clear width of fire department access roads shall be 20 feet. The minimum outside turning radius is 50 feet for required circulating access roadways. Fire apparatus access roads shall be designated and marked as a fire lane as set forth in Section 22500.1 of the California Vehicle Code. Page 199 125. PARKING: When parking is permitted on streets, in both residential/commercial applications, it shall conform to the following: a. Parking is permitted both sides of the street with street widths of 36 feet or more b. Parking is permitted on one side of the street with street widths of 28 – 35 feet c. No parking is permitted when street widths are less than 28 feet NOTE: Fire lane and turnaround striping shall be provided and verified by site inspection. 126. GENERAL: This review shall not be construed to be an approval of a violation of the provisions of the California Fire Code or of other laws or regulations of the jurisdiction. A permit presuming to give authority to violate or cancel the provisions of the fire code or other such laws or regulations shall not be valid. Any addition to or alteration of approved construction documents shall be approved in advance. [CFC, Ch.1, 105.3.6]. Page 200 LOS GATOS BLGARDEN LNCARLTON AVHIGHLAND OAKS DROAK P A R K D RNB HIGHWAY 17GATE W A Y D R OAK D A L E D R 15349 - 15367 Los Gatos Boulevard 0 0.250.125 Miles ° Update Notes:- Updated 12/20/17 to link to tlg-sql12 server data (sm)- Updated 11/22/19 adding centerpoint guides, Buildings layer, and Project Site leader with label- Updated 10/8/20 to add street centerlines which can be useful in the hillside area- Updated 02-19-21 to link to TLG-SQL17 database (sm)- Updated 08-23-23 to link to "Town Assessor Data" (sm) EXHIBIT 4 Page 201 This Page Intentionally Left Blank Page 202 Los Gatos Green – Town of Los Gatos City Ventures is pleased to submit a proposal for a premier townhome style community development located at 15349 & 15367 Los Gatos Blvd in the town of Los Gatos. This community is designed to engage the town in both the built and natural environments. A central green, orange trees, community gathering place, and an engaged pedestrian-oriented Los Gatos Blvd frontage all combine to offer an enhanced community unlike any other. The architecture, historically grounded and unique to Los Gatos, will offer 3 story townhome style units. The proposed architecture will capture a refined style for families to grow and thrive. Meandering paseos have been thoughtfully designed to provide connectivity for all residents and visitors to enjoy. The outdoor space will provide a serene environment for residents to relax, socialize, and enjoy outdoor activities. The community will encompass 55 for-sale solar all-electric townhome style homes ranging from approximately 202 to 1,594 sq ft, many homes encompassing a two-car private garage (88 spaces) accessed by a common drive aisle. The community will host 47 market rate homes. Of the market rate homes, there will be 4 units designed as live work along Los Gatos Blvd. There will be 8 inclusionary below market rate units. Many homes will feature dedicated front yard areas and oversized decks that support the indoor / outdoor relationship. There will be 8 floor plans, 5 residential buildings in total with 5 unique residential building types, common area green, and 10 guest parking spaces. A blending of the newly constructed townhomes with the existing environment will create a premier community in the town of Los Gatos. The project is consistent with the CH: HEOZ within the Town of Los Gatos. The project is a Housing Development Project within the meaning of Government Code section65589.5(h)(2) and has been designed to comply with applicable objective general plan and subdivision standards and criteria as described in Government Code section 65589.5(j). The project qualifies as CEQA Exempt under Public Resources Code section 21094.5 (“Class 32 Urban Infill Exemption”) and qualifies to be exempt from parking requirements per assembly Bill No. 2097. City Ventures will be pursuing the Class 32 Urban Infill Exemption. City Ventures is requesting a Design Review Permit, a Vesting Tentative Tract Map Permit, and consideration under the State's SB 330 Application. Additionally, City Ventures is requesting Density Bonus Waivers. The State Density Bonus will allow for a waiver to increase the building height, reduced setback, and reduced parking. A concession is being requested for Below Marking Rate units to be units 5X, 6X and 8X. We are excited to collaborate with the town of Los Gatos to pursue a project that will bring vibrancy and much-needed housing to the neighborhood. We look forward to bringing this community to fruition. We look forward to working with the town to address the critical need for new housing with solar all electric townhomes and live work homes. EXHIBIT 5Page 203 This Page Intentionally Left Blank Page 204 Page 1 of 4 October 25, 2024 Sean Mullin, AICP Senior Planner 110 E. Main Street Los Gatos, CA 95030 Dear Mr. Sean Mullin, I am writing to you to present our proposal for the development of a premier townhome-style community at 15349 & 15367 Los Gatos Blvd in the town of Los Gatos. Our vision for this project is to create a vibrant and engaging community that harmonizes both the built and natural environments of Los Gatos. The proposed development is designed to be a unique addition to the town, meeting the elements of the Town’s adopted Housing Element, complementing the existing neighborhood, and incorporating elements that foster community engagement and connection. The architectural design of the community draws inspiration from the rich history of Los Gatos. With three-story townhome-style units and meandering paseos that encourage connectivity, the development will provide a welcoming environment for residents and visitors alike. Property Description The properties, as noted above, are located at 15349 and 15357 Los Gatos Boulevard (APN 424-19-048, 424-19-049) and consist of 1.56 acres (gross) and a resulting 1.54 acres(net) with the incorporation of the Garden Lane dedication per Town Engineering Division Comment #1. The property has a General Plan use designation of mixed use commercial and underlying zoning CH-HEOZ. The site is also designated as Site Inventory Site C-2 in the Town of Los Gatos 2023-2031 Housing Element1 and meets the Town’s goals. The General Plan and Housing Element contain policies and implementation programs aimed at addressing the existing and future housing needs of Los Gatos. The proposed project harmonizes the various goals and policies of both the 2040 General Plan (GP), the 2020 General Plan Land Use Element, Housing Element (HE), and Town Code. The proposed housing, and its substantial conformance with the goals and polices of the aforementioned documents and will not be detrimental to public health, or general welfare, are essential and will not impair the integrity and character of its location. Our development team had the opportunity to discuss the project early on with the Town and continues to have discussions with Staff regarding the nature and scope of the project pursuant to Policy LU-1.1 . The proposed location of our property not only has been identified as a Housing Element site but more importantly, is considered infill development pursuant to Goal LU-7 and Policy LU-1.4. The proposed property with its mix of town homes and work/live units is desirable in that is provides opportunities for housing that can accommodate the needs, preferences and financial capabilities of current and future residents in terms of different housing types, tenures, density, size and costs pursuant to Policy LU-2.2 and Policy LU-6.7. . With its proximity to transit (at its Los Gatos Boulevard frontage), Oak Hill Playground, Live Oak Manor Park, Good Samaritan Hospital and Trader joes; it contributes to the community fabric that supports a robust housing mix and convenient access to goods and services that meet daily needs 1 Housing Element serves at Chapter 10 in Town’s 2040 General Plan. EXHIBIT 6Page 205 Page 2 of 4 pursuant to Policy LU-2.1. The project’s thoughtful design and orientation of homes, outdoor community gathering areas andinterior walkability promote policy LU-13.4 to incorporate a balanced development that minimizes impacts on adjacent residential areas and meets the changing needs of a population. Project Proposal The project proposes to subdivide two existing legal parcels which contain existing commercial into 55 for-sale solar all-electric townhome-style homes. These homes will feature dedicated front yard areas, decks, and private two-car garages, ensuring a comfortable and convenient living experience. Four units facing Los Gatos Boulevard have been designated as live/work. The project is proposing a total of eight below market rate units. Four Plan Type-5x units would be restricted for-sale to low-income households, Two Plan Type-6x units would be restricted for-sale to moderate-income, and two Plan Type-8x units would be restricted for-sale to moderate income. Access to the project site will be a “loop” private shared alley off Garden Lane. On-site guest parking is accommodated off Garden Lane. The site is incorporating low impact storm water bioretention treatment and pervious pavers that will also add to the character of the shared street. Central to our design is the inclusion of a green space that will serve as a community gathering amenity, all aimed at creating a sense of place and welcoming. Our pedestrian-oriented approach along Los Gatos Blvd will contribute to the vitality of the area. Additionally, our live-work units along Los Gatos Blvd will contribute to the economic vitality of the area, providing opportunities for entrepreneurship and creativity. Pursuant to the Common Interest Development Act, a homeowners association (HOA) would be created to own and maintain the private alleys. Senate Bill 330 and Density Bonus The project submitted a preliminary application under Senate Bill 330, which has been deemed submitted, establishing a vesting date of April 30, 2024. A formal application was submitted to the Town on May 16, 2024. The property has a General Plan use designation of mixed use commercial and underlying zoning of CH- HEOZ. Town MC Section 29.20.195 requires an application of a conditional use permit (CUP) to allow housing. The live/work and the multi-family residential are both a permitted activity. Furthermore, the proposed uses of the property are essential or desirable to the public conveniences or welfare; the proposed uses will not impair the integrity and character of the zoning district; the proposed uses would not be detrimental to public health, safety, or general welfare; the proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of this Ordinance. (I.7.g) As a result of the inclusion of at least 10% of the units in the for-sale development restricted to moderate income residents, the project is eligible for waivers and reductions to development standards that have the effect of physically precluding the construction of a development (GC Section 65915(b)1)) and incentives or concessions (GC Section 65915(d)(1) under State Density Bonus Law. The project additionally is eligible for a vehicular parking ratio pursuant to GC Section 65915(p)1. Page 206 Page 3 of 4 A list of waivers are detailed on sheet PO-1 of the plans and listed here: Density Bonus Waivers LGTC 29.80.505 Front Setback LGTC 29.10.065 Rear Setback LGTC 29.10.155 Width of Single Car Garage ODS A.2.2 Short Term Bicycle Parking ODS A.3.3 Long Term Bicycle Parking ODS A.7.3 Utilities (Screening) ODS A.8.2 Landscaping and Screening ODS A.9.1 Fencing ODS A.10.1 & .2 Retaining Wall ODS A.11.1A Landscaped Private, and Community Recreation Spaces ODS A.11.B.(i)(ii) Landscape, Private & Community Recreation Spaces ODS A.12 Building Placement ODS B.1.1.a & c Massing and Scale ODS B.1.2 Massing and Scale ODS B.4.1a & b Façade Design and Articulation ODS B.3 Façade Design and Articulation ODS B.4.7.a Façade Design and Articulation ODS B.4.11 Façade Design and Articulation ODS B.4.12.a Façade Design and Articulation ODS B.4.13 Façade Design and Articulation ST-201 Detached 5 foot sidewalk We are requesting a concession for Below Market Guideline Price Housing Program Guidelines Section III, “Characteristics of the BMP Unit”. The plan type units identified to be restricted for-sale to low-income and moderate-income were curated with affordability in mind. The units have premium corner lot locations whose external experience would not be indiscernible to that of the market rate units. The units are well sized with affordability in mind and will share equally in the amenities this development has to offer. Closing In conclusion, we are excited about the opportunity to collaborate with the town of Los Gatos on this transformative project. We believe that our development will not only address the critical need for new housing but also enrich the fabric of the community. We look forward to working closely with you to bring this vision to fruition. Thank you for your consideration. Pamela (Salas) Nieting, PE, LEED AP Vice President City Ventures Page 207 Page 4 of 4 Page 208 July 29, 2024 Mr. Sean MullinCommunity Development DepartmentTown of Los Gatos110 E. Main StreetLos Gatos, CA 95031 RE: 15349 & 15367 Los Gatos Blvd. Dear Sean: NEIGHBORHOOD CONTEXT The site is located on Los Gatos Blvd. in an area largely dominated by commercial development. A single family neighborhood is located immediately to the rear across Garden Lane. Photos of the site and surrounding neighborhood are shown on the following pages. EXHIBIT 7 Page 209 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 2 THE SITE Site Los Gatos Blvd. Frontage Recent office project immediately across Los Gatos Blvd. Site: Garden Lane Frontage Single Family Neighborhood immediately across Garden LanePage 210 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 3 PROPOSED PROJECT PROPOSED SITE LAYOUT PLAN LOS GATOS BLVD. STREETSCAPE GARDEN LANE STREETSCAPE Page 211 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 4 Page 212 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 5 Page 213 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 6 Page 214 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 7 Page 215 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 8 ISSUES AND CONCERNS The proposed development plan appears to maximize the development capacity within the framework of its proposed three story townhome configuration and the framework of the application type. The need to meet the site’s required minimum density and the constraints of the site do pose special challenges while still building a project that respects the community’s expectations of new construction that will be sympathetic to the town’s small scale and character. I would note that Los Gatos has become a highly desirable community for individuals and families drawn to the town’s unique scale and character. While residential development projects that might be out of the norm of those expectations may be possible under this proscribed approval process, they may not achieve the applicant’s marketing goals if perceived to be at odds with the established scale and character of the town. This review will be focused on identifying issues and suggesting a range of examples that might be considered in addressing those issues while remaining available to collaborate with staff and the applicant in the further refinement of the project, if needed. Some of the relevant issues include the following: 1. Guest Parking The placement of all of the guest parking along the northern edge of the site is out of balance with the site development. Pedestrian access to the individual unit entries is mostly funneled to the exterior street frontages. Also the dead end parking aisle could pose turn around difficulty if all of the guest spaces were occupied. Page 216 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 9 2. Internal Pedestrian Circulation The site development plan is organized around a common central landscaped open space which could create a sense of neighborhood community. Unfortunately, the pedestrian linkages between the units and that central commons area and between individual units is circuitous or awkward. Residents of all units except those immediately fronting on the common area would need to walk around the full length of a building and then across an auto drive aisle to reach the commons area. Alternatively, they could exit through their garage to the auto drive aisle to reach the common area - a feature not very desirable for residents accompanied by guests. In addition, access from many units to the Los Gatos Blvd. sidewalk frontage is limited and circuitous. 3. Site Edge Landscaping Currently the Garden Lane street frontage is dominated by a strong row of mature landscaping which will be removed for the proposed project. While the existing single family neighborhood immediately across Garden Lane is inward turning and would not seriously be impacted by the loss of this landscaping, it will nevertheless change the mature wooded character of Garden Lane. Given the need and desire for additional housing in the community this may be acceptable, but there should be at least some focused attention on the details and character of both the new landscaping and the residential end elevations facing Garden Lane. 4. Facade Massing The proposed building are all composed of rectangular floor plates with some facade changes to provide an implied breakdown in building mass. However, the majority of residential street frontages along Los Gatos Blvd. and other major town thoroughfares are single family homes on separated lots with more current higher density projects comprised of separated small lot single family homes or connected rowhomes with substantial front facade offsets to relate to the scale and appearance of the single family homes - see photo examples of facing the North 40 Lark Avenue and Blossom Hill Road frontages below. Lark Avenue Blossom Hill Road Page 217 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 10 5. Los Gatos Blvd. Frontage Setbacks In addition to the street frontage massing noted above, the facade articulation and building setback along Los Gatos Blvd. is of concern. As proposed the setback line is established at a uniform 10 feet. Other recent similar multifamily developments along Los Gatos Blvd. have larger and more varied building setbacks. The Laurel Mews project has a 17 front setback and the 371 Los Gatos Blvd. homes were approved with individual setbacks which vary from 10 to 18 feet. 6. Facade Roof Slopes The major roof slopes are relatively steep but there are other smaller masses with much lower roof pitches. Other residential development in Los Gatos has been strongly encouraged to provided unified roof slopes throughout a residential structure and is included specifically as a guideline in the town’s single and double family residential design guidelines, Page 218 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 11 7. Facade Articulation and Materials It is clear that a lot of thought has gone into the articulation of the building facades. However, there is one element where the massing and roof form seems to be less well integrated into the overall facade design. That element is the small projecting first floor gabled masses adjacent to unit entries on many of the front facades. The other facade articulation and materials issue is much more nuanced. In the past the town has emphasized the identification of individual units in multifamily rowhome and small lot detached home developments as a priority, and has largely discouraged designs with more of an apartment building character where the design does not emphasize individual unit identity. The proposed design appears to be a single color throughout the project utilizing three different types and textures of hardboard materials. The uniform color should help in unifying the appearance of each individual building but the very activated distribution of materials seems like it would not, in most cases, articulate a sense of individual townhomes. The diagrams below illustrate to distribution of the three proposed materials on the front and rear facades of the five proposed buildings. Page 219 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 12 Page 220 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 13 Page 221 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 14 RECOMMENDATIONS 1. Guest Parking and Internal Pedestrian Circulation For enhancing a sense of neighborhood community, pedestrian circulation paths would benefit from further refinement and connectivity. A resident should be able to walk out their front door and easily travel to the front door of any other neighbor’s front door in the complex. Improved linkages would also be beneficial in making the remote guest parking concentration more convenient for serving all units in the complex. One approach is shown on the illustration below. Areas where paseos might be incorporated into a row of townhomes could facilitate the pedestrian circulation system. While that approach might entail some changes to the unit plans, the unit count and square footage might be recovered by utilizing a small number of two story- over-two story townhouses, similar to other that I have reviewed in the Bay Area, and adding an additional residential floor within the roof structure. This approach is shown in the San Mateo example photo below. Page 222 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 15 2. Los Gatos Blvd. Frontage Increased facade plane depth changes on the front facade would be beneficial. Perhaps the easiest way to enhance the Los Gatos Blvd. frontage appearance and reinforcement of a Los Gatos character would be through fencing and landscaping similar to other multifamily projects in Los Gatos and San Mateo - see photos below. 3. Garden Lane Frontage While the mature trees along the Garden Lane frontage are being removed, substantial new landscaping is being added. One other change would be useful and that is the refinement of the building end facades facing Garden Lane. This refinement would also be appropriate for all other end facades in the project, especially the one facing Los Gatos Blvd. Typical current end facads are shown below along with a couple of examples of more fully developed facades. Los Gatos San Mateo BUILDING B BUILDING E Page 223 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 16 4. Facade Roof Slopes The low slope gable roofs, which are currently proposed at a roof pitch substantially lower than the main roof slopes, would probably be better integrated into the overall building design if they utilized a shed roof form instead of the current gable form. One additional change that should be considered is the extension of these ground floor shed roofs over the adjacent unit entries. That would produce a porch-like entry more typical of the residential development along Los Gatos Blvd. Page 224 15349 & 15367 Los Gatos Blvd.Design Review Comments July 29, 2024 Page 17 5. Facade Articulation and Materials The issue of facade articulation and materials placement should be discussed by the staff and the applicant’s design team. Should staff feel that the previous emphasis on individual units identity that the town has generally followed is appropriate for this project, they should collaborate with the applicant on refining the project facades. Sean, please let me know if you have any questions, or if here are any staff concerns that I did not address. Sincerely, CANNON DESIGN GROUP Larry L. Cannon Page 225 This Page Intentionally Left Blank Page 226 Page 1 of 2 September 13, 2024 Mr. Sean Mullin Community Development Department Town of Los Gatos Re: 15349-15367 Los Gatos Boulevard, response to architectural peer review by Cannon Design Group dated 29 July 2024. Dear Sean, Thank you for providing Cannon Design Groups comments. We understand the Peer Review had three sections: Analysis, Issues and Concerns and Recommendations. Below are our responses and you’ll find such inclusions in our revised plans. Sincerely, Dan Hale Pamela Nieting Principal Vice President Hunt Hale Jones Architects City Ventures Response to Recommendations: 1.Guest Parking and Internal Pedestrian Circulation The guest parking location is strategic as it creates an additional buffer from the proposed residences and the existing gas station. This buffer also contains necessary water quality infrastructure. The required density required a careful placement of parking. The current parking is easily accessed and visible from the street. Pedestrian connectivity and circulation has been enhanced by incorporating a “Woonerf”street concept where the interior street is a shared space and designed to encourage pedestrian circulation and activity. A pedestrian connection has been added from Los Gatos Blvd through Building A & E to the interior street. The interior loop street incorporates pavers with a portion having a different color highlighting a pedestrian path. Approximately 50% of the units have decks that face the interior street, activating and enhancing the resident experience. These elements will make the interior circulation a shared space for pedestrians and autos not a typical townhome alley. Additional pedestrian connections through the buildings were considered but this would preclude maintaining the proposed density. 2.Los Gatos Blvd. Frontage: Slight adjustments have been made to the ground floor footprints to six of the eleven units in Building A providing additional Façade Plane Depth along Los Gatos Blvd. This site is in an area of Los Gatos Blvd which has many commercial buildings with frontages that have a more commercial and Urban character. This influenced our design approach that the buildings that face the Boulevard would have a more urban frontage in lieu of a more residential character of fences and porches. This approach to the townhome frontages complements the existing fabric of the area. EXHIBIT 8Page 227 Page 2 of 2 3. Garden Lane Frontage: The landscape plan shows a landscape buffer that is being added in addition to carefully positioned trees along the edge that enhance the proposed development and in turn do not cause an artificial wall along Garden Lane. The project maximized the location of new trees both at the edge and within where feasible. Revisions had been made to the interior of the end units that face Garden Lane and Los Gatos Blvd. These changes have allowed additional windows and massing elements on the end unit elevations, additionally vines with wires have been added on the first floor. These improvements provide the appropriate massing relief for elevations that face the street. 4. Façade Roof Slopes: The low sloped Gable roof on the first floor have been replaced with shed roofs. 5. Façade Articulation and Materials: This area of Los Gatos Blvd. is mixed use with a more commercial and urban character. This character influenced the decision not to express the townhomes as individual units but rather respond to the context of the area of larger scaled buildings and a 4-lane Boulevard with cars going by at 35 MPH. The buildings massing and articulation is broken down into larger massing elements, this responds to the context of larger scaled more urban commercial buildings in the area. Individual townhome expression typical of a residential neighborhood street would not be as appropriate in this area of Los Gatos Blvd. Page 228 Revised February 6, 2025 REQUEST FOR STATE DENSITY BONUS LAW WAIVERS AND CONCESSION Provide a letter addressing the concession/incentive and all waivers. For the concession/incentive, provide justification demonstrating that it will result in identifiable and actual cost reductions to provide for aordable housing costs. For each waiver, provide justification demonstrating how enforcement of the subject regulation or standard would physically prevent the project from being built at the permitted density and with the granted concession/incentive. This letter can either be separate letter or added to an expanded Letter of Justification. ns/incentives and waivers into a single comprehensive source for the public record. EXHIBIT 9Page 229 Revised February 6, 2025 Sean Mullin, AICP Senior Planner 110 E. Main Street Los Gatos, CA 95030 Dear Mr. Sean Mullin, I am writing to you to present our proposal for the development of a premier townhome-style community at 15349 & 15367 Los Gatos Blvd in the town of Los Gatos. Our vision for this project is to create a vibrant and engaging community that harmonizes both the built and natural environments of Los Gatos. The proposed development is designed to be a unique addition to the town, meeting the elements of the Town’s adopted Housing Element, complementing the existing neighborhood, and incorporating elements that foster community engagement and connection. The architectural design of the community draws inspiration from the rich history of Los Gatos. With three-story townhome-style units and meandering paseos that encourage connectivity, the development will provide a welcoming environment for residents and visitors alike. Property Description The properties, as noted above, are located at 15349 and 15357 Los Gatos Boulevard (APN 424-19- 048, 424-19-049) and consist of 1.56 acres (gross) and a resulting 1.54 acres(net) with the incorporation of the Garden Lane dedication per Town Engineering Division Comment #1. The property has a General Plan use designation of mixed use commercial and underlying zoning CH- HEOZ. The site is also designated as Site Inventory Site C-2 in the Town of Los Gatos 2023-2031 Housing Element1 and meets the Town’s goals. The General Plan and Housing Element contain policies and implementation programs aimed at addressing the existing and future housing needs of Los Gatos. The proposed project harmonizes the various goals and policies of both the 2040 General Plan (GP), the 2020 General Plan Land Use Element, Housing Element (HE), and Town Code. The proposed housing, and its substantial conformance with the goals and polices of the aforementioned documents and will not be detrimental to public health, or general welfare, are essential and will not impair the integrity and character of its location. Our development team had the opportunity to discuss the project early on with the Town and continues to have discussions with StaE regarding the nature and scope of the project pursuant to Policy LU-1.1. The proposed location of our property not only has been identified as a Housing Element site but more importantly, is considered infill development pursuant to Goal LU-7 and Policy LU-1.4. The proposed property with its mix of town homes and work/live units is desirable in that is provides opportunities for housing that can accommodate the needs, preferences and financial capabilities of current and future residents in terms of diEerent housing types, tenures, density, size and costs pursuant to Policy LU-2.2 and Policy LU-6.7. With its proximity to transit (at its Los Gatos Boulevard frontage), Oak Hill Playground, Live Oak Manor Park, Good Samaritan Hospital and Trader joes; it contributes to the community fabric that supports a robust housing mix and convenient 1 Housing Element serves at Chapter 10 in Town’s 2040 General Plan. Page 230 access to goods and services that meet daily needs pursuant to Policy LU-2.1. The project’s thoughtful design and orientation of homes, outdoor community gathering areas and interior walkability promote policy LU-13.4 to incorporate a balanced development that minimizes impacts on adjacent residential areas and meets the changing needs of a population. Project Proposal The project proposes to subdivide two existing legal parcels which contain existing commercial into 55 for-sale solar all-electric townhome-style homes. These homes will feature dedicated front yard areas, decks, and private two-car garages, ensuring a comfortable and convenient living experience. Four units facing Los Gatos Boulevard have been designated as live/work. The project is proposing a total of eight below market rate units. Four Plan Type-5x units would be restricted for-sale to low- income households, Two Plan Type-6x units would be restricted for-sale to moderate-income, and two Plan Type-8x units would be restricted for-sale to moderate income. Access to the project site will be a “loop” private shared alley oE Garden Lane. On-site guest parking is accommodated oE Garden Lane. The site is incorporating low impact storm water bioretention treatment and pervious pavers that will also add to the character of the shared street. Central to our design is the inclusion of a green space that will serve as a community gathering amenity, all aimed at creating a sense of place and welcoming. Our pedestrian-oriented approach along Los Gatos Blvd will contribute to the vitality of the area. Additionally, our live-work units along Los Gatos Blvd will contribute to the economic vitality of the area, providing opportunities for entrepreneurship and creativity. Pursuant to the Common Interest Development Act, a homeowners association (HOA) would be created to own and maintain the private alleys. Senate Bill 330 and Density Bonus The project submitted a preliminary application under Senate Bill 330, which has been deemed submitted, establishing a vesting date of April 30, 2024. A formal application was submitted to the Town on May 16, 2024. The property has a General Plan use designation of mixed use commercial and underlying zoning of CH-HEOZ. Town MC Section 29.20.195 requires an application of a conditional use permit (CUP) to allow housing. The live/work and the multi-family residential are both a permitted activity. Furthermore, the proposed uses of the property are essential or desirable to the public conveniences or welfare; the proposed uses will not impair the integrity and character of the zoning district; the proposed uses would not be detrimental to public health, safety, or general welfare; the proposed uses of the property are in harmony with the various elements or objectives of the General Plan and the purposes of this Ordinance. (I.7.g) As a result of the inclusion of at least 10% of the units in the for-sale development restricted to moderate income residents, the project is eligible for waivers and reductions to development standards that have the eEect of physically precluding the construction of a development (GC Section 65915(b)1)) and incentives or concessions (GC Section 65915(d)(1) under State Density Bonus Law. The project additionally is eligible for a vehicular parking ratio pursuant to GC Section 65915(p)1. Page 231 A list of waivers is detailed on sheet PO-1 of the plans and listed in Table A. The waivers are necessary to avoid any physical preclusion of the proposed density. Furthermore, the modifications of the development standards as proposed by the waivers, if implemented, ensures the projects financial feasibility2 to include the proposed aEordable housing. Justification of waivers/concession is included in Attachment A. Table A. Density Bonus Waivers LGTC 29.80.505 Front Setback LGTC 29.10.065 Rear Setback LGTC 29.10.155(d)(3) Width of Single Car Garage ODS A.2.2 Short Term Bicycle Parking ODS A.3.3 Long Term Bicycle Parking ODS A.7.3 Utilities (Screening) ODS A.8.2 Landscaping and Screening ODS A.9.1 Fencing ODS A.10.1 & .2 Retaining Wall ODS A.11.1A Landscaped Private, and Community Recreation Spaces ODS A.11.B.(i)(ii) Landscape, Private & Community Recreation Spaces ODS A.12.1 Building Placement ODS B.1.1.a & c Massing and Scale ODS B.1.2 Massing and Scale ODS B.4.1a & b Façade Design and Articulation ODS B.4.3 Façade Design and Articulation ODS B.4.7.a Façade Design and Articulation ODS B.4.11 Façade Design and Articulation ODS B.4.12.a Façade Design and Articulation ODS B.4.13 Façade Design and Articulation LGTC 29.10.155(c)(7) Driveway Depth Requirement We are requesting a concession for Below Market Guideline Price Housing Program Guidelines Section III, “Characteristics of the BMP Unit”. The plan type units identified to be restricted for-sale to low-income and moderate-income were curated with aEordability in mind. The units have premium corner lot locations whose external experience would not be indiscernible to that of the market rate units. The units are well sized with aEordability in mind and will share equally in the amenities this development has to oEer. Closing 2 1 A Court of Appeal held that the state's density bonus law (Gov't Code § 65915) does not require applicants to submit financial information to support requests for incentives or waivers and preempted a city ordinance that required such financial documentation to show that a project would not be "economically feasible" without the requested incentives. Schreiber vs. City of Los Angeles, 69 Cal. App. 5th 549 (2021) Page 232 In conclusion, we are excited about the opportunity to collaborate with the town of Los Gatos on this transformative project. We believe that our development will not only address the critical need for new housing but also enrich the fabric of the community. We look forward to working closely with you to bring this vision to fruition. Thank you for your consideration. Pamela (Salas) Nieting, PE, LEED AP Vice President City Ventures Page 233 Waiver No. City Standard/Code Waiver Needed Supporting Information 1 LGTC 29.80.505 Front Setback Front Setback : Minimum 15-foot Front Setback waiver. The project proposes a minimum 5 foot Setback from the common property boundary. To provide a minimum 15-foot setbck would necessitate a substantial shift in the placement of Building B. This adjustment would significantly impact the project’s viability by eliminating a minimum of four residential units. Given the project’s emphasis on providing much-needed housing, including affordable units as part of the State Density Bonus, the requested waiver is essential to maintain the intended unit count and support the project’s overarching objectives. 2 LGTC 29.10.065 Rear Setback Rear Setback: Minimum 20-foot Rear Setback waiver. The project proposes a 0-foot Rear Setback along Garden Lane to optimize site utilization and unit yield. The requirement for a minimum 20-foot Rear Setback would necessitate a substantial inward shift of Buildings B, C, D, and E. This adjustment would result in the elimination of at least nine residential units, significantly compromising the project’s ability to deliver much-needed housing, including affordable units under the State Density Bonus provisions. 3 LGTC 29.10.155 c.7 Driveway Depth Requirements 25-foot driveway depth requirement The project proposes a 2.5 foot driveway as it plans on utilizes the alleys to meet the requirement however there are 3 units that face an alleyway that has a decreased width of 18 feet in- lieu of 26 feet. In order to achieve an 25 foot driveway width the drive aisle would need to increase by approximatley 4.5 feet which would physically preclude 1-2 units in building A. 4 LGTC 29.10.155 d.3 Width of Single Car Garage Provide a minimum Width of Single Car Garage of 11-foot. The project proposes to provide standard Non-ADA parking stalls with dimensions of 9-feet by 20 feet. Compliance with the Town of Los Gatos requirement for a minimum 11-foot-wide single-car garage would necessitate a substantial redesign by requiring an additional to 2 feet in width for all one car garages. The one car garage units are included in every single building. This adjustment would physically preclude at a minimum 1 residential units per building, significantly reducing the project’s overall density, livable gross square footage, and ability to deliver much- needed housing. 4 ODS A.2.2 Short Term Bicycle Parking Short-term bicycle parking shall be provided at a rate of one space per dwelling unit and one space per 2,000 square feet of non-residential floor area. For each dwelling unit in this project 55 short term bicycle parking is required. The project proposes to provide 20 short-term bicycle parking spaces, which is fewer than the required 55 spaces (one space per dwelling unit). This request seeks a waiver for the additional 35 short-term bicycle parking spaces. Meeting the full requirement would necessitate an additional area of approximately 490 square feet which on this already constrained site would require elimination of 4 stacked units such as the P5X or P6x. 5 ODS A.3.3 Long Term Bicycle Parking Bicycle locker minimum requirements: a. Dimensions of 42 inches wide, 75 inches deep, and 54 inches high. b. Must withstand a load of 200 pounds per square foot. c. Opened door must withstand 500- pound ver?cal load. The project requests a waiver from the bicycle locker minimum requirements, specifically the dimensions and clearance space required for each locker. Due to the limited space available on the site and the need to optimize the number of units, fitting the required bicycle lockers in compliance with these standards would physically preclude the construction of several units. The space required for these lockers, including the necessary clearances for operation, would significantly reduce the available area for livable space, impacting both the density and feasibility of the project. Page 1 Page 234 6 ODS A.7.3 Utilities (Screening) Street-level views of ground level utility cabinets, mechanical equipment, trash, and service areas shall be screened from sight with landscape planting, fencing, or a wall, as allowed by the Town Code. The screening shall be at least the same height as the item being screened and screening that is not landscape material shall be constructed with one or more of the materials used on the primary building. The project proposes to screen ground-level utility cabinets, mechanical equipment, trash, and service areas to the extent possible with a 3-foot screening height. Full compliance would require additional clearance around the utility itself in consideration with landscape root system and utility access. The major utilities are located along the boundary to remain clear of the homes. To push the utilities inward in the developable area would physically preclude at a minimum 6 homes within Buildings D, C, and B 7 ODS A.8.2 Landscaping and Screening A minimum 10-foot-wide landscape buffer shall be provided along the full length of the shared property line between multi- family or Residential Mixed-Use development and abutting residential properties. The buffer shall include the following: a. A solid masonry wall with a six-foot height, except within a street-facing setback where walls are not permitted; and b. Trees planted at a rate of at least one tree per 30 linear feet along the shared property line. Tree species shall be selected from the Town of Los Gatos Master Street Tree List and shall be a minimum 15-gallon size." The project provides a landscaped area with a minimum width of 6 feet, 6 inches, designed with narrow, upright tree species appropriate for the limited space available. A waiver is requested to allow fencing for private recreation spaces, as meeting the 10-foot-wide landscape buffer requirement would encroach upon the unit floor plans on the ground floor and physically preclude multiple units. Additionally, the inclusion of a six-foot-tall solid masonry wall as a landscape buffer is not feasible due to the presence of a utility line running between the property boundary line and the units. Constructing such a wall would interfere with utility access and impact the design and functionality of all 55 units in the project. 8 ODS A.9.1 Fencing Fences, walls, and gates within required setbacks along all street frontages are prohibited unless used to screen on-site parking spaces from view from the street. The project requests a waiver to allow fences, walls, or gates within the required setbacks along street frontages. Complying with the prohibition on such elements within setbacks would necessitate shifting all buildings further into the site, directly encroaching upon the ground-floor units. This adjustment would reduce the livable square footage of these units, further constraining an already space-limited site. Preserving livable space is critical to maintaining the functionality and marketability of the residential units, particularly in a project designed to optimize housing density. 9 ODS A.10.1 & .2 Retaining Wall Retaining walls shall not exceed five feet in height. Where an additional retained portion is necessary, multiple-terraced walls shall be used. Terraced walls shall set back at least three feet from the lower segment. Retaining walls shall not run in a straight continuous direction for more than 50 feet without including the following: a. A break, offset, or landscape pocket in the wall plane of at least three feet in length and two feet in depth; and b. Landscaping at a minimum height of three feet at the time of installation along a minimum of 60 percent of the total length of the retaining wall. The project requests a waiver to allow a south retaining wall design that exceeds the five-foot height requirement and does not incorporate terraced or landscaped segments as specified. This waiver is necessary to address the significant grading challenges on the site while preserving the proposed density. Compliance with the requirements for terraced walls, offsets, and landscaping would require additional space and substantial redesign, directly impacting the footprints of Building B and Building E. These adjustments would eliminate critical portions of the livable square footage, precluding multiple units and undermining the housing objectives of the project. 10 ODS A.11.1A Landscaped Private, and Community Recreation Spaces a. Landscaped space: A minimum of 20 percent of the site area shall be landscaped. The project provides 10,127 square feet of landscaped space, equivalent to 15% of the site area, which is less than the required 20%. A waiver is requested to accommodate this deviation due to site constraints and the need to prioritize housing density. Meeting the 20% landscaping requirement would necessitate reallocating significant site area, which would physically preclude the construction of two market-rate units of Plan 2x size and four Below Market Rate (BMR) units of Plan 6x. This reduction in units would significantly impact the project’s ability to deliver both affordable and market-rate housing, which is critical to meeting community needs and addressing the regional housing shortage. Page 2 Page 235 11 ODS A.11.B.(i)(ii) Landscape, Private & Community Recreation Spaces i. Each ground floor dwelling unit shall have a minimum of 120 square feet of usable private recreation space. ii. Each dwelling unit above the ground floor shall have a minimum of 60 square feet of usable private recreation space. Where multiple balconies are provided for a single unit, the 60-square-foot minimum can be an aggregate of all balconies, provide each balcony meets the requirements for minimum horizontal dimensions. The project proposes private recreation spaces for each unit, but requests a waiver for the required minimum sizes for ground-floor and upper-floor private recreation spaces due to site constraints. Increasing the size of the ground-floor private recreation space (120 square feet) and upper-floor balconies (60 square feet) would necessitate a reduction in the livable square footage of the units. This would directly reduce the diversity of unit types offered, impacting the variety of housing options available to future residents. The reduction in unit sizes would not only limit the flexibility of the project’s design but would also negatively affect the project's ability to meet both market and affordable housing needs. 12 ODS A.12.1 Building Placement To ensure buildings provide a continuous frontage along sidewalks, development in commercial zones shall place at least 75 percent of any ground floor street-facing façade on or within five feet of the setback line designated in the Town Code. The project requests a waiver to allow Building E and A facades to be placed more than 5 feet beyond the designated setback line along Los Gatos Blvd. This request is necessary due to design constraints and site conditions that would otherwise compromise both safety and unit density. Adhering to the requirement to place 75% of the ground floor street-facing façade within five feet of the setback line would require an additional 21.5 linear feet of units along Los Gatos Blvd. This extension would eliminate critical fire egress access, preventing firefighters from positioning their ladders in emergency situations. Ensuring adequate egress is essential for occupant safety and emergency response, and eliminating this access would present significant safety hazards. The loss of fire egress access would also physically impact approximately 12 units, reducing the overall housing capacity of the project. 13 ODS B.1.1.a & c Massing and Scale a. A minimum of 40 percent of the upper floor façade length shall step back from the plane of the ground-floor façade by at least five feet; c. Recessed façade plane to accommodate a building entry with a minimum ground plane area of 24 square feet. Where an awning or entry covering is provided, it can extend beyond the wall plane; The project requests a waiver to not fully comply with the requirement for the upper floor façade to step back by at least five feet for 40% of the façade length and the requirement to provide a minimum ground plane area of 24 square feet for recessed building entries. Incorporating a 5-foot stepback for 40% of the upper floor façade would result in a substantial loss of livable square footage. This change would physically preclude the development of all 55 units in the project, as it would require a reduction in the livable area of each unit. Specifically, the inclusion of the 5-foot stepback would decrease the livable area by approximately 85 square feet per unit. 14 ODS B.1.2 Massing and Scale Upper floors above two stories shall be set back by a minimum of five feet from the ground-floor façade. The project requests a waiver to not fully comply with the requirement for the upper floors above two stories to be set back by a minimum of five feet from the ground-floor façade. Incorporating a 5-foot setback for the upper floors would physically preclude the development of all 55 units, as it would result in a substantial reduction in livable square footage across all unit types. Specifically, each unit would lose approximately 85 square feet of livable area, significantly impacting the overall project density. Page 3 Page 236 15 ODS B.4.1a & b Façade Design and Articulation a. Variation in building mass for a minimum of 60 percent of the length of the street-facing façade through changes in the façade plane that protrude or recess with a minimum dimension of two feet; b. Balconies or habitable projections with a minimum depth of two feet for a minimum of 20 percent length of the street-facing façade; The project requests a waiver to not fully comply with the façade design requirements for variation in building mass and the incorporation of balconies or habitable projections along the street-facing façade. For efficiency in density, the townhomes range in width from 16 to 21 feet at the ground floor. Incorporating a two-foot plane change or habitable projection would significantly encroach into the livable area and building width, which is already constrained. This would require widening the homes, which is not feasible within the existing site plan and would have a cumulative impact on all 55 homes in the development. The proposed design prioritizes maximizing unit density while maintaining architectural integrity within the given constraints. 16 ODS B.4.7.a Façade Design and Articulation a. Individual residential entries: five feet in width The project requests a waiver for the requirement of 5’-0” wide residential entries. Of the 55 units, 13 comply with the 5’-0” width, while the remaining units feature a typical entry width of 4’-6”. Meeting the full 5’-0” requirement for all entries would require an additional 2 linear feet per unit, resulting in a total of 110 linear feet of increased building width across the project. This adjustment would encroach upon the constrained site area, physically preclude units, and reduce overall project density. While slightly narrower than the requirement, the 4’-6” width provides a functional and accessible entry design while balancing the need for efficient unit layouts and optimal site utilization. This waiver is essential to maintaining the project's density and architectural integrity without compromising unit functionality. 17 ODS B.4.11 Façade Design and Articulation Balconies are allowed on facades facing the street and those facades facing existing non-residential uses on abutting parcels. Such balconies shall be without any projections beyond the building footprint. The project requests a waiver to allow balconies to project beyond the building footprint, contrary to the requirement that balconies shall be without projections beyond the footprint on facades facing the street or existing non-residential uses. For efficiency in density, projecting balconies are incorporated into the design. Aligning the balconies to be flush with the building footprint would encroach into the livable area and building width, which is already constrained due to the site layout. To accommodate the required alignment, the homes would need to be widened, reducing available floor space. This widening would have a cumulative impact on all the homes, leading to a reduction in unit count. Specifically, it would physically preclude up to 4 homes from being constructed within the available space. 18 ODS B.4.12.a Façade Design and Articulation Requirement is a minimum five-foot offset from the façade plane for a length of at least 10 feet. The project requests a waiver to not fully comply with the requirement for a minimum five-foot offset from the façade plane for a length of at least 10 feet. Incorporating the required offset would result in encroaching into the livable area of each unit, reducing 85 square feet per unit, totaling 4,675 square feet of living space across the entire development of 55 units. This significant loss of livable area would directly impact the overall density and design efficiency of the project, leading to the physical preclusion of the current unit layout and potentially reducing the number of units that can be built. Page 4 Page 237 19 ODS B.4.13 Façade Design and Articulation Continuous blank façades on any floor level shall not exceed 25 percent of the en?re façade length along any street. The project has maximized the inclusion of windows along all blank façades to the greatest feasible extent. Adding additional windows and associated framing would necessitate an increase in the square footage of the affected units, thereby increasing the overall footprint of each unit. This adjustment would have a cascading effect on the site, requiring modifications to all units within the project. The resultant increase in square footage for every unit would compromise the ability to physically accommodate the proposed number of units on the site. This would fundamentally alter the project's density and feasibility, making it impossible to achieve the intended design and development goals. Concession No. City Standard/Code Concession Needed Supporting Information 1 BMP Housing Program Guidelines Section III. The requested concession for Below Market Guideline Price (BMP) Housing Program Guidelines Section III, “Characteristics of the BMP Unit,” is essential to achieving the project's affordability goals. The proposed BMP units were deliberately designed with affordability and accessibility in mind, ensuring they align with the high-quality standards and amenities available to market-rate units. These units, strategically located on premium corner lots, offer an external experience indistinguishable from market-rate homes, fostering equity and inclusivity within the development. However, compliance with the guideline as currently interpreted imposes an undue financial burden. The added costs to meet these requirements amount to approximately $31,024 per unit, resulting in a cumulative financial impact of $1,458,000 across the development. Granting this concession will significantly mitigate these costs, enabling the project to maintain its commitment to affordability while delivering high-quality housing. Furthermore, this request aligns with local and state housing policies, does not pose a specific or adverse impact to public health or safety, and remains fully compliant with applicable laws. Page 5 Page 238 EXHIBIT 10 Revised 2.6.2025 Page 239 Page 240 All trees need to be removed due to accommodate the proposed housing development. Page 241 Page 242 Page 243 Page 244 Page 245 Page 246 Page 247 Page 248 Page 249 Page 250 Page 251 Page 252 Page 253 Page 254 Page 255 Page 256 Page 257 Page 258 Page 259 Page 260 Page 261 Page 262 Page 263 Page 264 Page 265 Page 266 Page 267 Page 268 Page 269 Page 270 From: Pamela Nieting <> Sent: Thursday, March 13, 2025 9:28 AM To: Sean Mullin <SMullin@losgatosca.gov> Subject: 15367 Los Gatos: Outreach Summary [EXTERNAL SENDER] Hi Sean, The attached provided the items you requested noting the area for which we walked and the specific feedback we received. On October 29th my colleague Michael Brewer and I walked the neighborhood with cookies and muffins (gluten free option of course) and knocked on all the doors for the neighborhood as recommended by Mayor Hudes. We provided a post card, a comment card, an envelope to mail or email their comments especially for those that either didn’t have the time then or feel comfortable providing their feedback directly to us. For those that wanted to have a private phone call with me, I gave them my personal cell phone which is on my business card. We understand that sometimes it feels more comfortable to provide feedback in writing than face to face. Hope this helps, thank you -Pam EXHIBIT 11Page 271 Page 272 GREETINGS FROM OUR TEAM! Our team is working on implementing a project in the Town’s Housing Element for the site located at APN 424-19-048/049 (15349-15367 Los Gatos Boulevard). We are walking the neighborhood to personally introduce ourselves and most importantly to get to know you! In case we missed you, included is a comment form you can mail or send via email. We hope to hear from you! GREETINGS FROM OUR TEAM! Our team is working on implementing a project in the Town’s Housing Element for the site located at APN 424-19-048/049 (15349-15367 Los Gatos Boulevard). We are walking the neighborhood to personally introduce ourselves and most importantly to get to know you! In case we missed you, included is a comment form you can mail or send via email. We hope to hear from you! Page 273 FROM: CITY VENTURES 444 Spear Street, Suite 200 San Francisco, CA 94105 FROM: CITY VENTURES 444 Spear Street, Suite 200 San Francisco, CA 94105 Page 274 Proposed Project- Los Gatos Blvd Email additional comments to: mbrewer@cityventures.com Public Comment Card Page 275 This Page Intentionally Left Blank Page 276 Los Gatos Green - Los Gatos, CA View 1 1 View from Los Gatos Blvd looking West EXHIBIT 12 Page 277 Los Gatos Green - Los Gatos, CA View 2 2 View from Los Gatos Blvd looking North Page 278 Los Gatos Green - Los Gatos, CA View 3 3 View from Los Garden Lane looking East Page 279 Los Gatos Green - Los Gatos, CA View 4 4 View from Los Garden Lane looking Southwest Page 280 YES NO N/A X A.1.1 L1 Standard not met. Revise plans and provide details demonstrating that all of the pedestrian pathways shall be a minimum of four feet. Civil/Landscape: min. 4' wide pathways confirmed, and now shown connecting tothe public sidewalk along both streeets. Standard met.Noted, thank you.Standard met.Noted, thank you. X A.1.2 C5 Standard not met. Revise plans and provide sections demonstrating that parking areas shall be separated from vehicular circulation by a physical barrier, such as a grade separation or a raised planting strip, of at least six inches in height and at least six feet in width. Civil/Landscape: 6" curb proposed at parking areas and now called out on sheet L1, "Preliminary Landscape Plan" Standar not met. Extend Section C to include the pathway at the parking lot and dimension/note that the pathway will be raised at least six inches. CBG: See Section C on Sheet C-5. The sidewalk is elevated relative to the parking lot by 6".Standard met.Noted, thank you. Response updated to "YES" X Standard applies and is not met. Short-term bicycle parking has not been included in the project plans. Landscape: see below. X A.2.1 Standard applies and is not met. Short-term bicycle parking has not been included in the project plans.Landscape: short term parking for 20 bicycles now shown, and all Standard met.Noted, thank you.Standard met.Noted, thank you. X (W)A.2.2 Standard applies and is not met. Short-term bicycle parking has not been included in the project plans. Landscape: 55 required, 20 provided. A waiver is required for the additional 35 required short term bicycle parking. Standard not met. Waiver requested.Noted, thank you.Standard not met. Waiver requested. X A.2.3 Standard applies and is not met. Short-term bicycle parking has not been included in the project plans. Landscape: Required area provided for 20 short term spaces. Also Standard met.Noted, thank you.Standard met.Noted, thank you. X A.2.4 Standard applies and is not met. Short-term bicycle parking has not been included in the project plans. Landscape: not applicable, as not greater than 20 short term spaces are provided. N/A N/A N/A N/A X L1 & L4 Standard applies and is not met. Bike lockers are included in the plans, but adequate details have not been provided to confirm the standard has been met. See below. Landscape: see below. X A.3.1 L1 & L4 This standard does not apply since the proposed development includes individual garages for each unit. Landscape: no response required.N/A N/A N/A N/A X A.3.2 L1 & L4 Standard met. 10 long-term bike parking spaces required for the 10 units that do not have a garage. 12 spaces provide per Sheet L1. Standard met.Noted, thank you. X (W)A.3.3 Landscape: We have not found any available product that meets this criteria. Per our correspondence with Sean Mullin, a waiver is still required. X (W)L1 & L4X (W)L1 & L4 X (W)L1 & L4 X A.3.4 N/A This standard does not apply since the proposed development provides long-term bike parking in garages and bike lockers. N/A N/A N/A N/A X N/A Does not apply.N/A N/A N/A N/A X N/A Does not apply.N/A N/A N/A N/A X N/A Does not apply.N/A N/A N/A N/A X N/A Does not apply.N/A N/A N/A N/A X N/A Does not apply.N/A N/A N/A N/A X A.4.1 L1 Standard met.N/A N/A N/A N/A X A.5.1 L1 Standard met.Standard met.Noted, thank you.Standard met. X A.5.2 Does not apply.N/A N/A N/A N/A X A.6.1 Does not apply.N/A N/A N/A N/A X A.6.2 Does not apply.N/A N/A N/A N/A X A.6.3 Does not apply.N/A N/A N/A N/A STAFF RESPONSE 11-20-24 STAFF RESPONSE 10-09-24 APPLICANT RESPONSE 10-25-24 Noted, thank you.Standard not met. Waiver requested. Noted, thank you. STAFF RESPONSE 06-12-24A.1. Pedestrian Access APPLICANT RESPONSE 07-26-24 A. SITE STANDARDS A.6. Parking Structure Access Each short-term bicycle parking space shall be a minimum of seven feet in length and two feet in width. If more than 20-short term bicycle spaces are provided, at least 50 percent of the spaces shall be covered by a permanent solid-roofed weather protection structure. Long-term bicycle parking facilities (Class I bicycle parking facility) consists of bicycle lockers or bicycle rooms with key access for use by residents. A.2. Short-Term Bicycle Parking (Class II) A.3. Long-Term Bicycle Parking (Class I) A.4. Vehicular Access Long-term bicycles parking facilities shall be located on the ground floor and shall not be located between the building and the street. Multi-family residential and residential mixed-use buildings shall provide one long-term bicycle parking space per dwelling unit. Developments such as townhomes that include individual garages for each unit shall not be required to provide long-term bicycle parking. Bicycle locker minimum requirements: a. Dimensions of 42 inches wide, 75 inches deep, and 54 inches high. All on-site buildings, entries, facilities, amenities, and vehicular and bicycle parking areas shall be internally connected with a minimum four-foot-wide pedestrian pathway or pathway network that may include use of the public sidewalk. The pedestrian pathway network shall connect to the public sidewalk along each street. Pedestrian pathways within internal parking areas shall be separated from vehicular circulation by a physical barrier, such as a grade separation or a raised planting strip, of at least six inches in height and at least six feet in width. A pedestrian pathway is exempt from this standard where it crosses a parking vehicular drive aisle. Short-term bicycle parking (Class II bicycle parking facility) consists of racks that support the bicycle frame at two points and allow for the bicycle frame and one wheel to be locked to the rack with a U-lock. Short-term bicycle parking space shall be located within 50 feet of the primary pedestrian building entrance.Short-term bicycle parking shall be provided at a rate of one space per dwelling unit and one space per 2,000 square feet of non-residential floor area. Standards apply and have not been met. Provide details of the proposed bike lockers to demonstrate that they meet these requirements.Landscape: we have not found a manufacturer that provides this data. Per our correspondence with Sean Mullin, a waiver is still required. A.7. Utilities A parking structure shall not occupy more than 50 percent of the building width of any street-facing façade, and it shall be recessed a minimum of five feet from the street- facing façade of the building. For projects with five or more residential units and that have a vehicle access gate to the parking structure, a pedestrian gate shall also be provided. A.5. Parking Location and Design b.Must withstand a load of 200 pounds per square foot. c.Opened door must withstand 500-pound vertical load. Bicycle rooms with key access minimum requirements: a.Bicycle rooms shall have a minimum ceiling height of seven feet. b. Bicycle rooms shall contain racks that support the bicycle frame at two points and allow for the bicycle frame and one wheel to be locked to the rack with a U-lock. c. Long-term bicycle parking spaces shall be served by an aisle with a minimum width of six feet.d. Maneuverability space of at least two feet shall be provided between the aisle and long-term bicycle parking spaces e. Each horizontal long-term bicycle parking space shall be a minimum of seven feet in length, two feet in width, four-and one-half feet in height. Each vertical long- term bicycle parking space shall be a minimum of three-and one-half feet in length, two feet in width, and seven feet in height. Off-street parking lots shall have vehicular circulation using an internal vehicular network that precludes the use of a public street for aisle-to-aisle internal circulation. Surface parking lots and carports shall not be located between the primary building frontage and the street. Uncovered parking rows with at least 15 consecutive parking spaces shall include a landscape area of six feet minimum width at intervals of no more than 10 consecutive parking stalls. One tree shall be provided in each landscape area. Any vehicular entry gate to a parking structure shall be located to allow a minimum of 18 feet between the gate and the back of the sidewalk to minimize conflicts between sidewalks and vehicle queuing. Standard not met. Waiver requested. 15349 - 15367 Los Gatos BlvdAPPLICANT RESPONSIBILITY Applicants are responsible for accurately responding to each objective design standard listed below by indicating whether each standard has been met or does not apply. Applicants shall indicate the sheet(s) within the project plans that show compliance with each objective design standard. OBJECTIVE DESIGN STANDARDS CHECKLIST STAFF RESPONSE 08-21-24 APPLICANT RESPONSE 09-13-24 SHEETS Objective Design Standard EXHIBIT 13Page 281 X A.7.1 L4 & JT5 Standard not met. Sheets L4 shows only a picture of a bollard light. It is not clear what fixtures are shown on Sheet JT5 as there is no legend. It appears only the fixtures shown on Sheet SL2 is included on JT5. Additional details of the bollard light are provided on Sheet SL1. The project plans do not provide the location or spacing interval of bollard lighting along the pathways in community recreation spaces. Tarrar Response: See sheets SL1-3. The bollards and lights on JT5 are just for reference, JT5 is reserved for joint trench work. The bollards and lights used in this projects design are further detailed and notated on the provided street light sheets. Please see sheets SL1-3 for bollard and street light detailed information and call-outs. Standard not met. -Light pole detail on Sheet SL1 exceeds 12 feet. -All pedestrian pathways require lighting with spacing of no more than 30 feet. Paths at the parking lot and to the south of Building B do not include lighting.-Provide dimension between pathway lighting at intervals no more than 30 feet. -A new on-site light was selected for this project that meets the height requirement of 12 feet or less. This was discussed in a group call with the Town planner before the new light selection was made. -The lighting will be spaced at 30 feet or less from eachother.-The path at the parking lot and behind Building B have been redesigned to have lighting along their paths. -Dimensions are added to show the lighting is 30 feet apart or closer. Standard met as reflected on Sheets SL 1 and SL 3 COMPLETED Response updated to "YES" X A.7.2 JT5 Standard not met. The details provided on Sheet SL1 (bollard light) and SL2 (carriage lantern) do not show how light is restrained to a minimum 30 degrees below the horizontal plane of the light source. Revise plans and specify on which sheet(s) full details are provided to meet this standard. Tarrar Response:See sheets SL1-3 for full street light and bollard details. The provided details have also been updated to show restrained light to 30 degrees below the horizontal plane. Light fixtures cut sheets on Sheets SL1 and SL2 do not provide details showing compliance with the 30 degree cut-off requirement. The lighting sheets on Sheets SL1 and SL2 have been updated to satisfy the 30 degree cut-off requirement for the Town of Los Gatos. Standard met. COMPLETED Response updated to "YES" X (W)A.7.3 A2.2.3 Standard not met. Sheet A.2.2.3 demonstrates that utility meters and panels will be located within utility closets attached to the buildings. Adequate details are not provided to demonstrate screening of on-site utility boxes (as shown on Sheet C-4). The plans need to clearly demonstrate that the that the boxes will be screened from view from the street. If landscaping is used to screen the utility boxes, provide details on the height of the boxes and the landscaping proposed for screening to meet this standard. If a constructe screen is proposed, provide details of location, height, and materials to comply with this standard. Building utility cabinets are located on each building. Refer to landscape plan for other site screening. Landscape: where fronting on Garden Lane, utility closet doors are screened to the extent possible with landscape. Transformers are not allowed to be screened at the front access, but are screened from all other views. Please refer to preliminary planting plan, L3, and details, L7. If unable to provide screening adequate to comply with this standard, a waiver may be required.Keynotes added to sheet L3 where screening conditions occur to denote the minimum and anticipated height of planted screen at maturity. We believe these heights screen utlities and cabinents to the maximum extent practical, given the limited planter area, and while preserving access and other required clearances. Waiver requested. Detail on Sheet L7 demostrates screening proposed. Response updated to reflect requested waiver."YES" X A.7.4 A2.8.1 Standard met.N/A N/A Noted, thank you. X A.8.1 L1 Standard not met. Sheet L1 does not provide details to meet this standard. Provide a diagram and calculation showing gross area of the required front setback and the percent of the area being landscaped to meet this standard. Landscape: A minimum of 50% of the provided setback area is landscaped. Please refer to notes on sheet L1. Standard met.Noted, thank you. Noted, thank you. X (W)A.8.2 SP-2 Standard not met. Sheet SP-2 does not provide details to meet this standard. Provide a diagram with dimensions and a calculation to demonstrate how this standard is met. Is a six-foot tall solid masonry wall proposed? Provide interval of tree planting as required by the standard. Landscape: a waiver is required. The provided landscape area is 6'-6" wide at minimum. Trees selected for narrow upright form appropriate to the space available. Standard not met. Waiver requested.Noted, thank you. X A.8.3 L1 Standard not met. Sheet L1 does not provide details to meet this standard. Provide details of the screening method and the height of screen measures. Landscape: the proposed screening is a 3' tall shrub. Please refer to sheet L3, "Preliminary Planting Plan" Standard met.Noted, thank you. Noted, thank you. X (W)A.9.1 L4 Standard not met. Sheet L4 only provides a conceptual image of a picket fence with no details on proposed materials or heights. Additionally, the location of this fence is not clearly detailed in the plans. Landscape: A waiver is requested to allow fencing for Private Recreation spaces.Standard not met. Waiver requested.Noted, thank you. X A.9.2 ? Standard applies and is not met. Adequate details of proposed fencing and gates are not included in the plans. Provide details of allproposed fencing, including location, design, and materials to confirm that this standard is met. Landscape: noted. Chain link fence is not proposed.Standard met.Noted, thank you. Noted, thank you. X A.9.3 ? Standard applies and is not met. Adequate details of proposed fencing and gates are not included in the plans. Provide details of allproposed fencing, including location, design, and materials to confirm that this standard is met. Landscape: fencing details provided on sheet L7,"Preliminary Details"Standard met.Noted, thank you. Noted, thank you. X A.9.4 ? Standard applies and is not met. Adequate details of proposed fencing and gates are not included in the plans. Provide details of all proposed fencing, including location, design, and materials to confirm that this standard is met. Landscape/Architecture: fencing details provided on shete L7, "Preliminary Details"Standard met.Noted, thank you. Noted, thank you. X (W)A.10.1 C5 Standard met.Standard not met. Sheet C-5 shows that the south retaining wall exceeds five feet.A waiver will be requested and shown on project overview sheets. Waiver requested. X (W)A.10.2 C5 Standard not met. The retaining wall information included on Sheet C5 does not provide details to show the retaining walls meet this standard. Specifically, the linear footage of the retaining wall segments is not provided to determine if breaks are needed. Per the indicated scale on the detail, the retaining walls far exceed 50 linear feet without a break or change in direction. Civil: State Density bonus law waiver requested to allow retaining wall design which acomodates grading to not preclude proposed density. Standard not met. Waiver requested.Noted, thank you. A.10. Retaining Walls A.11. Landscaped, Private, and Community Recreation Spaces Chain link fencing is prohibited. Perimeter barrier gates for vehicles and pedestrian entry gates shall have a maximum height of six feet. Solid vehicular and pedestrian entry gates are prohibited. Entry gates shall be a minimum 50 percent open view. Retaining walls shall not exceed five feet in height. Where an additional retained portion is necessary, multiple-terraced walls shall be used. Terraced walls shall set back at least three feet from the lower segment. A.8. Landscaping and Screening Street-level views of ground level utility cabinets, mechanical equipment, trash, and service areas shall be screened from sight with landscape planting, fencing, or a wall, as allowed by the Town Code. The screening shall be at least the same height as the item being screened and screening that is not landscape material shall be constructed with one or more of the materials used on the primary building. Rooftop mechanical equipment shall be screened from view from the street. Solar equipment is exempt from this requirement. At least 50 percent of the front setback area shall be landscaped. A minimum 10-foot-wide landscape buffer shall be provided along the full length of the shared property line between multi-family or Residential Mixed-Use development and abutting residential properties. The buffer shall include the following:a. A solid masonry wall with a six-foot height, except within a street-facing setback where walls are not permitted; and b. Trees planted at a rate of at least one tree per 30 linear feet along the shared property line. Tree species shall be selected from the Town of Los Gatos Master Street Tree List and shall be a minimum 15-gallon size. Surface parking lots shall be screened from view of the street with landscaping or a wall with a minimum three-foot height to screen the parking lot when not already screened by a primary building. When located in a street-facing setback, screening may not exceed a height of three feet. Fences, walls, and gates within required setbacks along all street frontages are prohibited unless used to screen on-site parking spaces from view from the street. A.9. Fencing Pedestrian-oriented lighting shall be provided along all pedestrian paths in community recreation spaces. Exterior lighting fixtures shall be a minimum of three feet and a maximum of 12 feet in height. Light fixtures shall be placed along the pedestrian path at a spacing of no more than 30 linear feet. Exterior lighting shall be fully shielded and restrain light to a minimum 30 degrees below the horizontal plane of the light source. Lighting shall be arranged so that the light will not shine directly on lands of adjacent residential zoned properties. Uplighting is prohibited. Retaining walls shall not run in a straight continuous direction for more than 50 feet without including the following:a. A break, offset, or landscape pocket in the wall plane of at least three feet in length and two feet in depth; andb. Landscaping at a minimum height of three feet at the time of installation along a minimum of 60 percent of the total length of the retaining wall. Page 282 A.11.1 L1 Standard not met. See comments below.Landscape: see below.Noted, thank you. X (W) PI-1 Standard not met. A diagram and calculation showing landscaping on a minimum of 20 percent of the site area is needed. Landscape: landscape area diagram (green) and calculation (at left) shown on sheet L1, "Preliminary Landscape Plan" Standard met.Noted, thank you. Staff notes that the calculation on Sheet L1 demonstrates that 29 percent of the net site area is proposed to be landscaped; however, the standard requires 20 percent of the "site area". The proposed plan therfore includes only 15.9 percent of the site area to be landscaped. Request of waiver may be necessary unless the site plan can be revised to include 13,630 sf of landscape area. Given that buildings are notexcluded from this calculation,a waiver is required and has been requested. Response updated to reflect requested waiver. X (W) PI-1 Standard not met. Provide details showing compliance with this component of the standard. Dimension all patios, porches, and deck to demonstrate this standard is met. If a waiver is requested via Density Bonus Law, specify which aspects of this standard are included in the request. Landscape/Architecture: Waiver required. Private Recreation space not provided at all ground floor units. Standard not met. Waiver requested.Noted, thank you. Noted, thank you. X (W) PI-1 Standard applies and is not met. There are multiple ground floor units in Buildings B and C. Provide details showing compliance with this component of the standard. Dimension all patios, porches, and deck to demonstrate this standard is met. If a waiver is requested via Density Bonus Law, specify which aspects of this standard are included in the request. Landscape/Architecture: Waiver required. Private Recreation space not provided at all ground floor units. Standard not met. Waiver requested.A Waiver is requseted for A.11.1.b.i Noted, thank you. X (W) PI-1 Standard applies and is not met. There are multiple units above the ground floor in Buildings B and C. Provide details showing compliance with this component of the tandard.Dimension all patios, porches, and deck to demonstrate this standard is met. If a waiver is requested via Density Bonus Law, specify which aspects of this standard are included in the request. Architecture: Unit decks are not 6' deep. Please refer to unit plans for deck sizes. A waiver is requested for deck size. Standard not met. Waiver requested. Sheet PO-1 and the Letter of Justification do not request a waiver to this specific standard. Please include on Sheet PO-1 and the Letter of Justification. A waiver is being requested for A.11.1.b.ii Noted, thank you. X L1 Standard not met. Sheet L1 only provides the square footage of the community recreation space areas, the extent of these areas is not clearly demonstrated. The plans do not show how this standard is met. Landscape: see below Standard met.Noted, thank you. Noted, thank you. X PI-1 Standard not met. The total proposed (8,612 sf) does not match the areas shown on Sheet L1:Meditation Garden 1,207 sfCourtyard 4,220 sfCitrus Grove 1,097 sf TOTAL 6,524 sf Sheet L1 shall delineate the extent of each area being measured. Provide a diagram/site plan identifying the community recreation spaces and a calculation of these areas. Specify on which sheet(s) details are provided to meet this standard. Landscape: see updated delineation, calculations, and diagram/site plan onsheet L1. Standard met.Noted, thank you. Noted, thank you. X PI-1 Standard does not apply. Technically, this project is a multifamily mixed-use project.Landscape/Architecture/City Ventures:N/A N/A N/A X Standard does not apply.N/A N/A N/A X Standard does not apply.N/A N/A N/A X (W)A.12.1 ? Standard applies and is not met. This project is located in a commercial zone (CH -Restricted Commercial Highway). Provide details showing that at least 75 percent of any ground floor street-facing facades are within five feet of the required setback. Architecture: A waiver for the front setback is requested. The waiver requested is to not meet the required setback. Staff believes that this standard can be met with provision of the needed information. A Waiver is requested. Calculations have been provided on Sheet SP-2 showing that more than 75% of the facade projects more than 5'-0" from the required setback. Waiver requested. Response updated to reflect requested waiver. X A.12.2 L1 Standard not met. Provide details demonstrating how this standard is met. Include dimensions, extents, and calculations. Architecture: project is all residential (Live/Work units clarified as "residential"). Standard does not apply. Standard does not apply. There are no ground-floor non-resiential uses.Noted, thank you. X L1 N/A N/A N/A X L1 N/A N/A N/A X L1 N/A N/A N/A X L1 N/A N/A N/A YES NO N/A B.1.1 A1.1.2-A1.5.2 Standard not met. See additional comments below.Architecture: Refer to building plans A front, B, C, D and E side elevations for dimensions. A waiver is requested. Refer to unit plans for the required area is shown. A waiver is requested for B.1 Massing and Scale. Two of the three solutions have been incorporated but three is not achievable without compromising density.Noted, thank you X (W)A1.1.2-A1.5.2 It does not appear that this standard has been implemented. Additionally, the necessary dimensions are not provided. Standard not met. Waiver requested. Noted, thank you.Noted, thank you STAFF RESPONSE11-20-24STAFF RESPONSE10-09-24 APPLICANT RESPONSE A.12. Landscaped, Private, and Community Recreation Spaces ii. Each dwelling unit above the ground floor shall have a minimum of 60 square feet of usable private recreation space. Where multiple balconies are provided for a single unit, the 60-square-foot minimum can be an aggregate of all balconies, provide each balcony meets the requirements for minimum horizontal dimensions. b. Private recreation space: The minimum horizontal dimension is six feet in any direction and a minimum area of 60 square feet. The minimum vertical clearance required is eight feet. Private recreation space shall be directly accessible from the residential unit. Landscaped sections of private recreation space shall not count towards required landscaping requirements. i. Each ground floor dwelling unit shall have a minimum of 120 square feet of usable private recreation space. B.1. Massing and Scale A Residential Mixed-Use project with a ground-floor non-residential use shall provide site amenities on a minimum of 15 percent of the ground plane between the building and the front or street-side property line. The site amenities shall be comprised of any of the following elements: a. Landscape materials or raised planters; b. Walls designed to accommodate pedestrian seating, no higher than 36 inches; c. Site furnishings, including fountains, sculptures, and other public art; or d. Tables and chairs associated with the ground floor use. Multiple-story building façades that face a street shall incorporate breaks in the building mass by implementing a minimum of three of the following solutions along the combined façade area of all primary buildings facing the street: B. BUILDING DESIGN a. A minimum of 40 percent of the upper floor façade length shall step back from the plane of the ground-floor façade by at least five feet; APPLICANT RESPONSE09-13-24Objective Design Standard SHEETS STAFF RESPONSE06-12-24 APPLICANT RESPONSE07-26-24 STAFF RESPONSE08-21-24 c. Community recreation space: The minimum dimensions are 10 feet by six feet. A minimum of 60 percent of the community recreation space shall be open to the sky and free of permanent solid-roofed weather protection structures. Community recreation space shall provide shading for a minimum 15 percent of the community recreation space by either trees or structures, such as awnings, canopies, umbrellas, or a trellis. Tree shading shall be calculated by using the diameter of the tree crown at 15 years maturity. Shading from other built structures shall be calculated by using the surface area of the overhead feature. i. Community recreation space shall be provided in Residential Mixed-Use developments at a minimum of 100 square feet per residential unit plus a minimum of two percent of the non-residential square footage. ii. Community recreation space shall be provided in multi-family residential development projects at a minimum of 100 square feet per residential unit. iii. A project with four or less residential units is exempt from community recreation space requirements. iv. Landscaped roof space can satisfy both required landscaping requirements and community recreation space requirements. Landscaped roof space may not be used to satisfy more than 50 percent of the required landscaping for the site. To ensure buildings provide a continuous frontage along sidewalks, development in commercial zones shall place at least 75 percent of any ground floor street-facing façade on or within five feet of the setback line designated in the Town Code. The landscaped, private, and community recreation spaces listed below are required for all qualifying projects. Community recreation spaces and private recreation spaces are calculated independent of each other. Landscaped areas within community recreation spaces can contribute to required minimums for both landscaped area and community recreation space. a. Landscaped space: A minimum of 20 percent of the site area shall be landscaped. Page 283 X A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide dimensions to meet this standard. Refer to unit plans for the required area is shown.Standard met.Noted, thank you. Noted, thank you X (W) A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide dimensions to meet this standard. Dimensions could be added to the A2 series sheets to show that this standard is met. Refer to unit plans for required area Standard not met. As shown in the diagram for this standard, the 24 square foot ground plane needs to be completely within the recessed area. The standard is not met a waiver is requested. Noted, thank you Response updated to reflect requested waiver. X A1.1.2-A1.5.2 It does not appear that this standard has been implemented. There are no arcades on any of the buildings. N/A N/A N/A X A1.1.2-A1.5.2 Standard not met. Revise the plans and specify the sheet(s) on which details are provided identifying the open areas and dimensions showing the size of the open areas to meet this standard. Ground floor area is provided for Building A, refer to landscape plans. Provide details showing that this standard is met on Buildgins B, C, d, and E. At least 60sf of landscape area is provided at each street-facing fascade, which is now called out on sheet L1. X A1.1.2-A1.5.2 It does not appear that this standard has been implemented. Additionally, the necessary dimensions are not provided. It does not appear that this standard has been implemented. Additionally, the necessary dimensions are not provided. Not implemented. X (W)B.1.2 A1.1.2-A1.5.2 Standard not met. This standard is applicable. Revise upper floor setbacks above two stories and provide details/dimensions to meet this standard. Specify on which sheets these details are provided. A waiver is requested for the third floor setback.Standard not met. Waiver requested. Sheet PO-1 and the Letter of Justification do not request a waiver to this specific standard. Please include on Sheet PO-1 and the Letter of Justification. A waiver is being requested for B1.2 X B.2.1 Does not apply.N/A N/A N/A X B.2.2 Does not apply.N/A N/A N/A X B.2.3 Does not apply.N/A N/A N/A X Does not apply.N/A N/A N/AXDoes not apply.N/A N/A N/A X B.3.1 A1.1.2-A1.5.2 Standard not met. See additional comments below.Architecture: Primarily gable with some dormers are used to meet this requirement, refer to elevation pages. X A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide dimensions to show that the gables meet this standard. Standard met. Noted, thank you. X A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide dimensions to show that the gables meet this standard. N/A N/A N/A X A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide adequate dimensions to show that the change in façade or roof height meets this standard. N/A N/A N/AXA1.1.2-A1.5.2 Standard met.Standard met.Noted, thank you.Noted, thank you. X A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide dimensions to show that the gables meet this standard. Standard met.Noted, thank you.Noted, thank you. X B.3.2 Does not apply.N/A N/A N/A X B.3.3 ? Standard applies and is not met. Dormers are a design feature of this project. The project plans do not provide dimensions to show that the gables meet this standard. The dimensions provided on the elevations show conformance to this requirement. Standard met. Noted, thank you. X B.3.4 Does not apply.N/A N/A N/A X B.4.1 A1.1.2-A1.5.2 Standard not met. See comments below.Architecture:Standard not met. Waiver requested for second solution on Buildings D and E. Additional informtion requested below will confirm that Building A meets two solutions. A Waiver is requested for B.4 Facade Design and Articulation. B.4.1.c standard is met. B.4.1.a, although the 60% of facade articulation is met, the massing relief is only one foot due to setback Noted, thank you. XB C B (W)ADE A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide adequate dimensions or a calculation meeting the 60 percent requirement to meet this Building B and C meet this requirement. Building D and E will request a waiver for the second solution. Standard not met Response updated to reflect that a waiver is requested for specific buildings. X A X (W) BCDE A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide adequate dimensions or a calculation meeting the 20 percent requirement to meet this standard or the depth of the balconies. Building A has balconies and decks that meet this requirement refer to elevation Provide width dimesnions of the small balconies on Building A to verify that this standard has been met.Standard is not met. Response updated to reflect that a waiver is requested for specific buildings. X A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide adequate dimensions or a calculation meeting the 20 percent requirement to meet this standard. Not implemented.Not implemented.Not implemented. X A B C D E A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide adequate dimensions or a calculation The dimensions provided on the elevations show conformance to this requirement. Standard met.Noted, thank you.Noted, thank you. X A1.1.2-A1.5.2 Standard not met. The referenced sheets show that the third floor height is less than the second floor. Not implemented.Not Implemented.Not implemented. X B.4.2 A1.1.2-A1.5.2 Standard met.Architecture:Standard met.Noted, thank you. X B.4.3 Standard not met. See comments below.Architecture:Standard met with 17 points.Standard met with 17 points. X o Arcade or gallery along the ground floor;8 points Standard not implemented.Not implemented.Not implemented. X o Awnings or canopies on all ground floor windows of commercial space;6 points A1.1.2-A1.5.2 Standard not implemented.Not implemented.Not implemented. B.2. Parking Structure Design b. Changes in the façade plane with a minimum change in depth of two feet for a minimum length along the façade of two feet at intervals of no more than 30 feet; c. Recessed façade plane to accommodate a building entry with a minimum ground plane area of 24 square feet. Where an awning or entry covering is provided, it can extend beyond the wall plane; d. An exterior arcade that provides a sheltered walkway within the building footprint with a minimum depth of eight feet. For a façade 50 feet or greater, the arcade must be a minimum length of 65 percent of the full building façade; for a facade less than 50 feet, the arcade must be a minimum of 80 percent of the full building façade. e. Ground floor open area abutting street-facing façade with a minimum area of 60 square feet; or f. Vertical elements, such as pilasters or columns, that protrude a minimum of one foot from the façade and extend the full height of the building base or ground floor, whichever is greater. At intervals of no more than 40 feet along the building façade, horizontal eaves shall be broken using at least one of the following strategies: a. Gables; b. Building projection with a depth of a minimum of two feet; c. Change in façade or roof height of a minimum of two feet; d. Change in roof pitch or form; ore. Inclusion of dormers, parapets, and/or varying cornices. Upper floors above two stories shall be set back by a minimum of five feet from the ground-floor façade. The ground-floor façade of a parking structure facing a street or pedestrian walkway shall be fenestrated on a minimum of 40 percent of the façade. Façade openings on upper levels of a parking structure shall be screened at a minimum 10 percent and up to 30 percent of the opening to prevent full transparency into the structure. Parking structures facing a street and greater than 40 feet in length shall include landscaping between the building façade and the street, or façade articulation of at least 25 percent of the façade length. The façade articulation shall be implemented by one of the following solutions: a. An offset of the façade plane with a depth of at least 18 inches for a minimum of eight feet in horizontal length; orb. A different building material covering the entire façade articulation.B.3. Roof Design c. Variation in façade articulation, using shade and weather protection components, projecting a minimum of three feet for a minimum of 20 percent length from the street-facing façade; d. The use of at least two different façade materials, each covering a minimum of 20 percent of the street-facing façade, or e. The upper floor shall implement a façade height that is a minimum of two feet greater than the façade height of the floor immediately below. The greater façade height shall be made evident by taller windows or arrangement of combined windows. All façade materials, such as siding, window types, and architectural details, used on the street-facing façade shall be used on all other building façades. Variation in the street-facing façade planes shall be provided for buildings greater than one story by incorporating any combination of the following architectural solutions to achieve a minimum of 16 points: Architectural features, such as: Skylights shall have a flat profile rather than domed. The total width of a single dormer or multiple dormers shall not exceed 50 percent of the total roof length at the street-facing façade. The dormer width shall be measured at dormer roof fascia, or widest part of the dormer. Carport roof materials shall be the same as the primary building. Buildings greater than two stories shall be designed to differentiate the base, middle, and top of the building on any street-facing façade. Each of these elements shall be distinguished from one another using at least two of the following solutions: a. Variation in building mass for a minimum of 60 percent of the length of the street- facing façade through changes in the façade plane that protrude or recess with a minimum dimension of two feet; b. Balconies or habitable projections with a minimum depth of two feet for a minimum of 20 percent length of the street-facing façade; B.4. Façade Design and Articulation Page 284 X o Building cornice;5 points Standard not implemented.Not implemented.Not implemented. X o Façade sconce lighting at a minimum of one light fixture per 15 linear feet.3 points A1.1.2-A1.5.2 Standard not met. Adequate details not provided demonstrating that this standard is met. Lighting is shown on Sheet SL3, but there is no details showing the distance between fixtures. Building lighting on facade elevations is spaced no more than 15 feet apart.Standard met. Noted, thank you. X  Bay or box windows projecting a minimum of 18 inches from the façade plane and comprising a minimum of 20 percent of the fenestration on the upper floors of the facade; 6 points A1.1.2-A1.5.2 Standard not implemented.Not implemented.Not implemented. X  Balconies or Juliet balconies provided on a minimum of 40 percent of the fenestration on the upper floors of the facade;5 points A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide adequate dimensions or a calculation meeting the 40 percent requirement to meetthis standard. Standard not met. The referenced sheets do not provide adequate dimensions or a calculation meeting the 40 percent requirement to meetthis standard. Standard is not met. Although balconies are provided they do not meet the 40%. X  Landscaped trellises or lattices extending across a minimum of 65 percent of any level of the facade;5 points A1.1.2-A1.5.2 Standard not met. It does not appear this standard has been implemented. Vine wires have been added to street facing facades.Call out this feature on applicable sheets.Vine wires have been noted on street facing facades.Vine wires have been noted on street facing facades. X  Materials and color changes;3 points A1.1.2-A1.5.2 Standard met.Standard met.Noted, thank you.Noted, thank you. X  Eaves that overhang a minimum of two feet from the facade with supporting brackets;3 points Standard not implemented.Not implemented.Not implemented.Not implemented. X  Window boxes or plant shelves under a minimum of 60 percent of the fenestration on the upper floors of the facade; or 3 points Standard not implemented.Window boxes have been added to upper floor windows Not implemented.Standard met, refer to facade facing elevations.Standard met, refer to facade facing elevations. X  Decorative elements such as molding, brackets, or corbels 3 points A1.1.2-A1.5.2 Standard met.Standard met.Noted, thank you.Noted, thank you. TOTAL 16 points 17 points X B.4.4 A1.1.2-A1.5.2 Standard not met. The referenced sheets do not provide adequate details to meet this standard. Additionally, the A2 series sheets show that the Garage doors are revised to have a 12inch recess, refer to unit plans. Provide a dimension on all floor plans showing that the face of the garage door is recessed at least 12 inches from the façade plane. Standard is met, dimensions have been added to garage floor plans. Standard is met, dimensions have been added to garage floor plans. X B.4.5 A1.1.2-A1.5.2 Standard not met. There are multiple locations where materials changes occur mid-wall.This condition has been corrected Standard met.Noted, thank you.Noted, thank you. X B.4.6 A1.1.2-A1.5.2 Does not apply. Each unit has its own entrance.N/A N/A N/A X Does not apply. Each unit has its own entrance.N/A N/A N/A X A1.1.2-A1.5.2 Does not apply. Each unit has its own entrance.N/A N/A N/A X A1.1.2-A1.5.2 Does not apply. Each unit has its own entrance.N/A N/A N/A X Does not apply.N/A N/A N/A X B.4.7 A1.1.2-A1.5.2 Standard not met. This standard is applicable. Provide dimensions to demonstrate that this standard is met. Reference appropriate sheets. Standard met. Noted, thank you.Noted, thank you. X (W) A2.2.3 Standard not met. This standard is applicable. Provide dimensions to demonstrate that this standard is met. Reference appropriate sheets. A waiver for this requirement is requested.Standard not met. Waiver requested. Noted, thank you.Noted, thank you. X Does not apply.N/A N/A X Does not apply.N/A X B.4.8 Standard not met. Response should be “yes” and the project complies with this standard. Add note to Sheet MB-1 indicating non-mirrored windows. Refer to MB-1 for note.Standard met. Noted, thank you.Noted, thank you. X B.4.9 Does not apply.N/A N/A N/A X Does not apply.N/A N/A N/A X Does not apply.N/A N/A N/A X Does not apply.N/A N/A N/A X B.4.10 SP-1, A1.1.2-A1.5.2 Standard met.Standard met. Noted, thank you.Noted, thank you. X (W)B.4.11 A1.1.2-A1.5.2 Standard not met. A2 series clearly show that balconies project beyond the building footprints.A waiver for this requirement is requested.Standard not met. Waiver requested. Noted, thank you. X (W)B.4.12 Standard not met. See comments below.A waiver for this requirement is requested.Standard not met. Waiver requested.Noted, thank you. X (W) A2.2.3 Standard not met. Provide dimensions to demonstrate that this standard is met. Reference all appropriate sheets for all buildings. A waiver for this requirement is requested.Standard not met. Waiver requested. Noted, thank you. X Standard not implemented.N/A N/A N/A X L1 Standard met.Standard met.Noted, thank you. X (W)B.4.13 A1.1.2-A1.5.2 Standard not met. Provide dimensions and calculations to meet this standard. Reference appropriate sheets. A waiver for this requirement is requested.Standard not met. Waiver requested. Noted, thank you. Residential Mixed-Use buildings shall provide at least one of the following features along street-facing façades where the façade exceeds 50 feet in length: a. A minimum five-foot offset from the façade plane for a length of at least 10 feet; b. Multiple pilasters or columns, each with a minimum width of two feet; or c. Common open space, such as a plaza, outdoor dining area, or other spaces. Continuous blank façades on any floor level shall not exceed 25 percent of the entire façade length along any street. Awnings shall be subject to the following requirements: a. A minimum vertical clearance of eight feet measured from the pedestrian pathway; b. Shall not extend beyond individual storefront bays; and c. Shall not be patterned or striped. For buildings abutting a single-family zoning district or existing single-family use, no part of a rooftop or upper floor terrace or deck shall be closer than five feet from the facade plane of the lower floor, to prevent views into adjacent residential uses. Balconies are allowed on facades facing the street and those facades facing existing non-residential uses on abutting parcels. Such balconies shall be without any projections beyond the building footprint. b. For ground-floor commercial uses, façades facing a street shall include windows, doors, or openings for at least 60 percent of the building façade that is between two and 10 feet above the level of the sidewalk. Pedestrian entries to buildings shall meet minimum dimensions to ensure adequate access based on use and development intensity. Building entries inclusive of the doorway and the facade plane shall meet the following minimum dimensions: a. Individual residential entries: five feet in width b. Single entry to multiple residential unit building, including Residential Mixed-Use buildings: eight feet in widthc. Storefront entry: six feet in width Mirrored windows are prohibited. Garage doors shall be recessed a minimum of 12 inches from the façade plane and along the street-facing façade shall not exceed 40 percent of the length of the building façade.Changes in building materials shall occur at inside corners. A primary building entrance shall be provided facing a street or community recreation space. Additionally, all development shall meet the following requirements: a. Pedestrian entries to ground-floor and upper-floor non-residential uses shall meet at least one of the following standards: i. The entrance shall be recessed in the façade plane at least three feet in depth; or ii. The entrance shall be covered by an awning, portico, or other architectural element projecting from the façade a minimum of three feet. Page 285 Page 286 Los Gatos Green Garden Lane EXHIBIT 14Page 287 Los Gatos Green Los Gatos Blvd / Garden Lane Page 288 Los Gatos Green Los Gatos Blvd Page 289 This Page Intentionally Left Blank Page 290 From: Alex Kamas Sent: Tuesday, May 28, 2024 5:40 PM To: Planning <Planning@losgatosca.gov> Subject: 15349 and 15367 Los Gatos Blvd development [EXTERNAL SENDER] Hello, I'm writing in regards to the proposed development of 15349 and 15367 Los Gatos Blvd. I'm a resident of Los Gatos within the vicinity of that location. Having reviewed the proposed plans, I'm strongly in favor of the development. It appears to be an ideal location for housing, being directly adjacent to a bus stop and a park and within a half mile of two (soon to be three) grocery stores and other retail. As is, I believe the designs are attractive and without any need of modification. Regards, Alex Kamas EXHIBIT 15Page 291 This Page Intentionally Left Blank Page 292 1ST SUBMITTAL DATE: 05.16.2024 2ND SUBMITTAL DATE: 07.26.2024 3RD SUBMITTAL DATE: 09.13.2024 4TH SUBMITTAL DATE: 10.25.2024 LOS GATOS GREEN 15349 15367 LOS GATOS BLVD. LOS GATOS, CALIFORNIA APPLICANT: CITY VENTURES 444 SPEAR STREET, SUITE 200 SAN FRANCISCO, CA 94105 CONTACT: PAMELA NIETING Vice President of Development PHONE: 650.465.3628 E-MAIL: pnieting@cityventures.com www.cityventures.com ARCHITECT: HUNT HALE -ONES ARCHITECTS 444 SPEAR STREET, SUITE 105 SAN FRANCISCO, CA 94105 CONTACT: DAN HALE Architect PHONE: 415.568.3833 E-MAIL: dhale@hhja.com https://www.hunthalejones.com/ ENGINEER: CBG l CIVIL ENGINEERS 2633 CAMINO RAMON, SUITE 350 SAN RAMON, CA 94583 CONTACT: EVAN DAMBACHER Project Manager PHONE: 925.866.0322 x239 E-MAIL: edambacher@cbandg.com https://www.cbandg.com/ LANDSCAPE ARCHITECT: ROACH AND CAMPBELL 947 ENTERPRISE DRIVE, LOFT B SACRAMENTO, CA 95825 CONTACT: DAVID CAMPBELL PHONE: 916.945.8001 E-MAIL: David@roachcampbell.com UTILITY CONSULTANS: TARRAR 813 FIRST ST. BRENTWOOD, CA 94513 CONTACT: ALFONSO REYES PHONE: 949.240.2595 E-MAIL: areyes@tarrar.com https://www.tarrar.com/ GEOTECHNICAL ENGINEER: 4UANTUM GEOTECHNICAL 1110 BURBETT AVE., SUITE B CONCORD, CA 94520 CONTACT: SIMON MAKDESSI PHONE: 925.788.2751 E-MAIL: simonm@quantumgeotechnical.com LOCATION MAP SITE LOCATION 1 2 3 5TH SUBMITTAL DATE: 12.13.2024 4 6TH SUBMITTAL DATE: 01.23.2025 5 Z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Cover\317076_CS.dwg, 1/23/2025 2:01:20 PM, yanni EXHIBIT 16Page 293 CS - COVER SHEET PO-1 - SHEET INDEX PO-2 - PROJECT OVERVIEW & WAIVER TABLE PI-1 - PROJECT INFORMATION PH-1 - VICINITY MAP & NEIGHBORHOOD PHOTOS SP-1 - CONCEPTUAL CONTEXT PLAN SP-2 - PRELIMINARY SITE PLAN SS-1 - SHADOW STUDY SS-2 - SHADOW STUDY ST-1 - STREETSCAPE ST-2 - NEIGHBOR STREETSCAPE & CROSS SECTION ST-3 - SITE CROSS SECTIONS MB-1 - MATERIAL BOARD MB-2 - SAMPLE DETAILS CG-1 - CALGREEN CHECKLIST FE-1 - FIRE EXHIBIT 1 FE-1.1 - FIRE EXHIBIT 2 - APPROVED AMMR FE-2 - FIRE EXHIBIT 2 FE-3 - FIRE EXHIBIT 3 FE-4 - FIRE EXHIBIT 4 FE-5 - FIRE EXHIBIT 5 FE-6 - FIRE EXHIBIT 6 EE-1 - ELEVATION EXHIBIT 1 EE-2 - ELEVATION EXHIBIT 2 EXTERIOR ELEVATIONS A1.1.1 - CONCEPTUAL BLDG. A EXTERIOR ELEVATIONS A1.1.2 - CONCEPTUAL BLDG. A EXTERIOR ELEVATIONS A1.2.1 - CONCEPTUAL BLDG. B EXTERIOR ELEVATIONS A1.2.2 - CONCEPTUAL BLDG. B EXTERIOR ELEVATIONS A1.3.1 - CONCEPTUAL BLDG. C EXTERIOR ELEVATIONS A1.3.2 - CONCEPTUAL BLDG. C EXTERIOR ELEVATIONS A1.4.1 - CONCEPTUAL BLDG. D EXTERIOR ELEVATIONS A1.5.1 - CONCEPTUAL BLDG. E EXTERIOR ELEVATIONS A1.5.2 - CONCEPTUAL BLDG. E EXTERIOR ELEVATIONS UNIT & BUILDING PLANS A2.1.1 - PLAN 1-2 INT A2.1.2 - PLAN 1-2X A2.1.3 - PLAN 1-2X ADA & METTER A2.1.4 - PLAN 1-2 INT EXTRA RAISER A2.2.1 - PLAN 1-3-4 INT EXTRA RAISER A2.2.2 - PLAN 1-3X-4X EXTRA RAISER A2.2.3 - PLAN 1-3X-4X METER EXTRA RAISER A2.3.1 - PLAN 1X A2.4.1 - PLAN 5X A2.5.1 - PLAN 6X A2.6.1 - PLAN 7X A2.7.1 - PLAN 8X A2.7.2 - PLAN 8X METER A2.8.1 - CONCEPTUAL BUILDING HEIGHT (A&B) A2.8.2 - CONCEPTUAL BUILDING HEIGHT (C) A2.8.3 - CONCEPTUAL BUILDING HEIGHT (D&E) A2.8.4 - CONCEPTUAL BUILDING SECTION (PLAN 2 TYP.) A3.1.1 - BLDG A - GROUND FLOOR PLAN A3.1.2 - BLDG A - MAIN FLOOR PLAN A3.1.3 - BLDG A - UPPER FLOOR PLAN A3.1.4 - BLDG A - ROOF PLAN A4.1.1 - BLDG B - GROUND FLOOR PLAN A4.1.2 - BLDG B - MAIN FLOOR PLAN A4.1.3 - BLDG B - UPPER FLOOR PLAN A4.1.4 - BLDG B - ROOF PLAN A5.1.1 - BLDG C - GROUND FLOOR PLAN A5.1.2 - BLDG C - MAIN FLOOR PLAN A5.1.3 - BLDG C - UPPER FLOOR PLAN A5.1.4 - BLDG C - ROOF PLAN A6.1.1 - BLDG D - GROUND & MAIN FLOOR PLAN A6.1.2 - BLDG D - UPPER FLOOR & ROOF PLAN A7.1.1 - BLDG E - GROUND FLOOR PLAN A7.1.2 - BLDG E - MAIN FLOOR PLAN A7.1.3 - BLDG E - UPPER FLOOR PLAN A7.1.4 - BLDG E - ROOF PLAN CIVIL C-1 - TITLE SHEET C-2 - VESTING TENTATIVE MAP FOR CONDOMINIUM PURPOSES C-3 - EXISTING CONDITIONS C-4 - PRELIMINARY SITE PLAN C-5 - PRELIMINARY GRADING & DRAINAGE PLAN C-6 - PRELIMINARY UTILITY PLAN C-7 - PRELIMINARY STORMWATER CONTROL PLAN C-8 - PRELIMINARY FIRE ACCESS PLAN C-9 - PRELIMINARY TRASH MANAGEMENT PLAN C-10 - PRELIMINARY EROSION CONTROL PLAN C-11 - BLUEPRINT FOR A CLEAN BAY LANDSCAPE L-1 - PRELIMINARY LANDSCAPE PLAN L-2 - CIRCULATION EXHIBIT L-3 - PRELIMINATRY PLANTING PLAN L-4 - CONCEPTUAL PLANT PALETTE - TREES & LARGE SHRUBS L-5 - CONCEPTUAL PLANT PALETTE - SHRUBS, GROUNDCOVERS, AND VINES L-6 - FURNISHING & MATERIAL PALETTE L-7 - PRELIMINARY DETAILS L-8 - PRELIMINARY FENCE/WALL DETAILS JOINT TRENCH JT1 - JOINT TRENCH COMPOSITE TITLE SHEET JT2 - JOINT TRENCH GENERAL NOTES AND DETAILS JT3 - JOINT TRENCH DETAILS JT4 - JOINT TRENCH SECTIONS AND DETAILS JT5 - JOINT TRENCH COMPOSITE PLAN STREET LIGHTING SL1 - STREET LIGHTING GENERAL NOTES & DETAILS SL2 - STREET LIGHTING GENERAL NOTES & DETAILS SL3 - STREET LIGHTING SITE PLAN PHOTOMETRIC 1 - PHOTOMETRIC TABLE OF CONTENTSARCHITECTURAL 2 2 2 2 2 3 SCALE: SHEET INDEX PO-1 N.T.S. C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.20.2024 317076.00 1 z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Cover\317076_Project Overview.dwg, 12/20/2024 9:08:59 AM, yanni Page 294 PROJECT OVERVIEW LOS GATOS GREEN - TOWN OF LOS GATOS   CITY VENTURES IS PLEASED TO SUBMIT A PROPOSAL FOR A PREMIER TOWNHOME STYLE COMMUNITY DEVELOPMENT LOCATED AT 15349 & 15367 LOS GATOS BLVD IN THE TOWN OF LOS GATOS. THIS COMMUNITY IS DESIGNED TO ENGAGE THE TOWN IN BOTH THE BUILT AND NATURAL ENVIRONMENTS. A CENTRAL GREEN, ORANGE TREES, COMMUNITY GATHERING PLACE, AND AN ENGAGED PEDESTRIAN-ORIENTED LOS GATOS BLVD FRONTAGE ALL COMBINE TO OFFER AN ENHANCED COMMUNITY UNLIKE ANY OTHER. THE ARCHITECTURE, HISTORICALLY GROUNDED AND UNIQUE TO LOS GATOS, WILL OFFER 3 STORY TOWNHOME STYLE UNITS. THE PROPOSED ARCHITECTURE WILL CAPTURE A REFINED STYLE FOR FAMILIES TO GROW AND THRIVE. MEANDERING PASEOS HAVE BEEN THOUGHTFULLY DESIGNED TO PROVIDE CONNECTIVITY FOR ALL RESIDENTS AND VISITORS TO ENJOY. THE OUTDOOR SPACE WILL PROVIDE A SERENE ENVIRONMENT FOR RESIDENTS TO RELAX, SOCIALIZE, AND ENJOY OUTDOOR ACTIVITIES. THE COMMUNITY WILL ENCOMPASS 55 FOR-SALE SOLAR ALL-ELECTRIC TOWNHOME STYLE HOMES RANGING FROM APPROXIMATELY 282 TO 1,569 SQ FT, MANY HOMES ENCOMPASSING A TWO-CAR PRIVATE GARAGE (88 SPACES) ACCESSED BY A COMMON DRIVE AISLE. THE COMMUNITY WILL HOST 47 MARKET RATE HOMES. OF THE MARKET RATE HOMES, THERE WILL BE 4 UNITS DESIGNED AS LIVE WORK ALONG LOS GATOS BLVD. THERE WILL BE 8 INCLUSIONARY BELOW MARKET RATE UNITS, 4 UNITS RESTRICTED TO LOW INCOME HOUSEHOLDS, AND 4 UNITS RESTRICTED TO MODERATE INCOME HOUSEHOLDS. MANY HOMES WILL FEATURE DEDICATED FRONT YARD AREAS AND OVERSIZED DECKS THAT SUPPORT THE INDOOR / OUTDOOR RELATIONSHIP. THERE WILL BE 8 FLOOR PLANS, 5 RESIDENTIAL BUILDINGS IN TOTAL WITH 5 UNIQUE RESIDENTIAL BUILDING TYPES, COMMON AREA GREEN, AND 10 PARKING SPACES COMPOSED OF 9 GUEST AND 1 UNASSIGNED ACCESSIBLE. A BLENDING OF THE NEWLY CONSTRUCTED TOWNHOMES WITH THE EXISTING ENVIRONMENT WILL CREATE A PREMIER COMMUNITY IN THE TOWN OF LOS GATOS. THE PROJECT IS IDENTIFIED WITHIN SITE C-2 OF THE TOWN OF LOS GATOS SITES INVENTORY ANALYSIS. THE PROJECT IS A HOUSING DEVELOPMENT PROJECT WITHIN THE MEANING OF GOVERNMENT CODE SECTION65589.5(H)(2) AND HAS BEEN DESIGNED TO COMPLY WITH APPLICABLE OBJECTIVE GENERAL PLAN AND SUBDIVISION STANDARDS AND CRITERIA AS DESCRIBED IN GOVERNMENT CODE SECTION 65589.5(J). THE PROJECT IS CONSISTENT WITH A COMMUNITY PLAN PURSUANT TO CALIFORNIA CODE OF REGULATIONS, TITLE 14, DIVISION 6, CHAPTER 3, SECTION 15183. CITY VENTURES IS REQUESTING AN ARCHITECTURE AND SITE APPLICATION, A VESTING TENTATIVE TRACT MAP PERMIT, AND VESTING UNDER THE STATE'S SB 330 APPLICATION AND STATE DENSITY BONUS LAW. UNDER THE STATE'S DENSITY BONUS LAW, CITY VENTURES IS REQUESTING WAIVERS OF DEVELOPMENT STANDARDS IN ORDER TO PHYSICALLY ACHIEVE THE PERMITTED DENSITY AS WELL AS ONE INCENTIVE/CONSESSION. THE WAIVERS AND CONCESSION ARE LISTED ON SHEET PI-1. THE PROJECT ADDITIONALLY IS ELIGIBLE FOR A VEHICULAR PARKING RATIO PURSUANT TO GC SECTION 65915(P)1. WE ARE EXCITED TO COLLABORATE WITH THE TOWN OF LOS GATOS TO PURSUE A PROJECT THAT WILL BRING VIBRANCY AND MUCH-NEEDED HOUSING TO THE NEIGHBORHOOD. WE LOOK FORWARD TO BRINGING THIS COMMUNITY TO FRUITION. WE LOOK FORWARD TO WORKING WITH THE TOWN TO ADDRESS THE CRITICAL NEED FOR NEW HOUSING WITH SOLAR ALL ELECTRIC TOWNHOMES AND LIVE WORK HOMES. DENSITY BONUS WAIVERS LGTC 29.80.505 FRONT SETBACK LGTC 29.10.065 REAR SETBACK LGTC 29.10.155 (d)(3)WIDTH OF SINGLE CAR GARAGE ODS A.2.2 SHORT TERM BICYCLE PARKING ODS A.3.3 LONG TERM BICYCLE PARKING ODS A.7.3 UTILITIES (SCREENING) ODS A.8.2 LANDSCAPE & SCREENING ODS A.9.1 FENCING ODS A.10.1 & .2 RETAINING WALLS ODS A.11.1.a LANDSCAPE, PRIVATE & COMMUNITY RECREATION SPACES ODS A.11.B.(i) & (ii)LANDSCAPE, PRIVATE & COMMUNITY RECREATION SPACES ODS A.12.1 BUILDING PLACEMENT ODS B.1.1.a & c MASSING AND SCALE ODS B.1.2 MASSING AND SCALE ODS B.4.1.a & b FACADE DESIGN AND ARTICULATION ODS B.4.3 FACADE DESIGN AND ARTICULATION ODS B.4.7.a FACADE DESIGN AND ARTICULATION ODS B.4.11 FACADE DESIGN AND ARTICULATION ODS B.4.12.a FACADE DESIGN AND ARTICULATION ODS B.4.13 FACADE DESIGN AND ARTICULATION LGTC 29.10.155 (c)(7)DRIVEWAY DEPTH REQUIREMENT DENSITY BONUS CONCESSION BMP GUIDELINES III 3 5 5 SCALE: PROJECT OVERVIEW & WAIVER TABLE PO-2 N.T.S. C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.20.2024 317076.00 2 z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Cover\317076_Project Overview.dwg, 1/23/2025 1:53:12 PM, yanni Page 295 BLDG. SUMMARY BLDGS.PLAN TYPE TOTAL DU  E;TRA RISER ;; E;TRA RISER  ; ; ADA  ; ;; ;;; BLDG. A              BLDG. B            BLDG. C         BLDG. D            BLDG. E          TOTAL              PROJECT DATA LOS GATOS GREEN   LOS GATOS BLVD. CALIFORNIA  E;ISTING PROPOSED SITE INVENTORY ANALYSIS C =ONING C+:+EO=C+:+EO= GENERAL PLAN MI;ED USE COMMERCIAL MI;ED USE COMMERCIAL SITE AREA  SQ. FT. “. ACRES GROSS  SQ. FT. “. ACRES NET GROSS DENSITY REQUIRED PROVIDED  DUA . DUA :. GROSS . DUA :. NET TOTAL D:ELLING UNITS  T+REE STORY UNITS :  LIVE :ORK UNITS  STUDIOS  T:O BD FLATS  TOTAL UNITS OCCUPANCY RESIDENTIAL RU CONSTRUCTION TYPE RESIDENTIAL VB ACCESSIBLE UNITS   GROUND FLOOR STUDIOS   LIVE :ORK UNITS   TO:N+OME UNITS  OF   TOTAL FIRE SPRINKLER NFPA   REQUIRED PROPOSED SETBACKS STATE DENSITY BONUS LA:  R  FRONT LOS GATOS BLVD MIN:  FT  FT MIN INTERIOR SIDE MIN:  FT   REAR GARDEN LANE MIN:  FT ABUTS OR ACROSS FROM RESIDENTIAL =ONE   MAXIMUM FAR . : BUILDING COVERAGE NA  : COMMUNITY RECREATION SPACE  SQ.FT.UNIT “ SQ.FT.  SQ.FT.UNIT PRIVATE OPEN SPACE  SQ.FT.UNIT PATIO: MIN.  SQFT PORC+: MIN.  SQFT DECK: MIN.  SQFT BLDG. HEIGHTS ALLO:ED PROPOSED MA;:  FT “ FT PARKING STANDARDS RESIDENTIAL REQUIRED PROPOSED DEDICATED  SPACESUNIT  TOTAL  SPACEST+ [  P;   SPACE [   TOTAL REQ. DBL SECTION  S   SPACES    BD  SPACES    BD  SPACES GUEST UNIT   TOTAL  SPACES GENERAL ·PER LOS GATOS MUNI CODE SEC. .. ITEM C  :  RESIDENTIAL  SPACESUNIT  [   REQUIRED  PROVIDED PLAN ; +AS  PARKING SPACE PLAN  ; ; ; +AS NO PARKING SPACE  VISITOR  SPACEUNIT  REQUIRED  PROVIDED ACCESSIBILITY ·UNASSIGNED SPACES  RESIDENTIAL GUEST SECT A. :  [  . a  SPACE REQUIRED  +ANDICAP SPACE PROVIDED ·ADAPTABLE UNITS  PLAN    GROUND FLOOR   OF  MULTI STORY UNIT   TOTAL REFER TO SITE PLAN FOR LOCATION. PARKING REQMT NOTE:  T+REE STORY UNITS :  LIVE :ORK UNITS  STUDIOS  T:O BD FLATS  TOTAL UNITS. BMR UNITS  PLAN ;  PLAN ;  PLAN ; TOTAL  BMR UNITS  REFER TO PROJECT OVERVIE: FOR AFFORDABILITY LEVEL. UNIT SUMMARY PLAN TYPE PLAN INFO TOT. UNITS TOT. LIVING GARAGE LIVING  GAR.DECKS PORC+ STD. PARKING TOTAL PARKING LIVING SF PLAN TYPE LIVINGGAR. TOTAL PLAN  BD BT+       PLAN   E;TRA RISER  BD BT+        PLAN ; BD BT+       PLAN ;  E;TRA RISER  BD BT+       PLAN  BD. BT+       PLAN ; BD. BT+       PLAN ;ADA  BD. BT+       PLAN  BD. BT+       PLAN  STUDIO     PLAN 3 & PLAN 4 COMBINED TOTAL LIVING: PLAN ; BD. BT+       PLAN ;STUDIO     PLAN 3X & PLAN 4X COMBINED TOTAL LIVING: PLAN ;STUDIO      PLAN ; BD BT+        PLAN ; BD BT+     PLAN ; BD. BT+        ATTIC SPACE  TOTAL LIVING  TOTAL BUILDING  BUILDING A  SQ.FT. BUILDING B  SQ.FT. BUILDING C  SQ.FT. BUILDING D  SQ.FT. BUILDING E  SQ.FT. TOTAL  SQ.FT. LOT COVERAGE  FOUNDATION PER GEOTEC+NICAL REPORT :+IC+ :ILL INCLUDE A VAPOR BARRIED AND PASSIVE VENTING TO BE INSTALLED AT TIME OF FOUNDATION CONSTRUCTION AS REVIE:ED AND APPROVED BY LOS GATOS BUILDING DEPARTMENT . GENERAL NOTE   DRA:INGS FOR A FIRE ALARM SYSTEM IS A DEFERRED SUBMITTAL. FIRE NOTE   BLDG. FOOTAGE BLDGS.TOTAL LIVING GARAGE ATTIC BLDG. A     BLDG. B    BLDG. C    BLDG. D    BLDG. E    TOTAL                           SCALE: PROJECT INFORMATION PI   N.T.S. C + U N T + A L E J O N E S A R C + I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS CALIFORNIA .. . Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\Cover\317076_Project Information.dwg, 10/25/2024 12:46:03 PM, nromabiles Page 296 SITE LOCATION VIEW NO. 1 SITE LOCATION FROM LOS GATOS BLVD. LOOKING TO RETAILS VICINITY MAP - 1 3 2 VIEW NO. 2 SITE LOCATION FROM LOS GATOS BLVD. LOOKING TO PARKING AREA VIEW NO. 2 SITE LOCATION FROM LOS GATOS BLVD. LOOKING TO GENUINE AUTOMOTIVE SCALE: VICINITY MAP & NEIGHBORHOOD PHOTOS PH-1 NTS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 2 Page 297 0 20 40 60 80 200100NORTH P1 P1 P1 P1 P3 P3 P4-ADA P4X-ADA P4X-ADA P5X (2 UNITS STACKED) P5X (2 UNITS STACKED) P1 P1 P1 P1 P2 P2 P1X P1 P1X P1 P2 P2 P2 P1 P1 P2 P1 P2X P2X P1 P1X P6X (2 UNITS STACKED) P2X - ADA P4-ADA P2X - ADA P1 P2 P3X P3X P1 P2 P2 P1 P2 P8X P1 P8X P1 P2 P7X P7X SCALE: CONCEPTUAL CONTEXT PLAN SP-1 1" = 40'-0" C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\SP\317076_SP - DR.dwg, 10/25/2024 1:05:39 PM, nromabiles Page 298 JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJTJTJTJTJT JT JT JT JT JT JT JT JT JTJTJTJTJTJT JTJTJTJTJT JTJTJTJTJTJTJTJTJTJTJTJT JT JT JT JT JTJT JTJT JT JTJT JTJT JT JT JT JTJT JT JT JT JTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJT JTJT JT JTJT JTJT JT JT JT JTJT JT JT JT JTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJT JTJT JT JTJT JTJT JT JT JT JTJT JT JT JT JTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJT JTJT JT JTJT JTJT JT JT JT JTJT JT JT JT JTJT JT JT JT JT JT JT JT JT JT JT JT JT JTJT JT JT JT JTJT JT JT JT JTJT JTJT JT JT JT JTJT JT JT JT JTJT JT JT JT JT JT JT JT JT JT JT JT JT JTJT JT JT JT JTJT JT JT JT JTJT JTJT JT JT JT JTJT JTJT JTJTJT JT JT JT JT JT JT JTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJT JTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJTJTJTJT JTJTJT JT JT JT JTJT JT JTJT JT JT JT JT JT JT JT JT JT JTJT JTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJTJTJTJTJTJTJTJTJTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT JT JTJTJTJTJT JT JTJT JTJT JTJTJTJT JTJTJTJTJTJT JT JTJTJTJTJT JT JT JT JTJTJTJTJT JT JT JT JTJTJT JT JT JT JT JT JTJTJT JT JTJT JTJTJTJT JTJT JTJT JTJTJTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJTJTJT JT JT JT JTJT JT JT JTJT JT JT JT JT JT JT JT JT JTJT JT JT JTJTJTJTJTJTJTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJT JT JT JT JT JT JT JT JT JT JT JT JT JT JTJT JTJT JT JT NO P A R K I N G EV C H A R G I N G ON L Y METER STAC K TESTBL OC K & MET E R HOUSEPANE L SPACEFOR LV PULL MAIN FEEDER METERSTACK METERSTACK SPACE R T.P. T.R.T.H.METERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACERT.B.T.P.T.R.T.B.T.P.T.R.T.B.T.P.T.R.306830803050 SLTEMP.266830684046 SL6080 SLGD2-3050 SH246820682040 SH2040 SH2880SOLID CORE16070 SECT. GAR. DR.3080FIBERGLASS2480METERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACER9070 SE C T R O L L - U P UP ME T E R STA C K TE S T B L O C K& M E T E R HO U S E PA N E L SP A C E FO R L VPUL L MA I N FEE D E R ME T E R STA C K ME T E R ST A C KSPA C E R 2880 SOLID C O R E 16070 S E CT . G AR . D R. 3080 FIBERG L AS S 2480METERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACER907 0 S E C T R O L L - U P UPLOS GATOS BLVD.BLDG A 15 UNITS BLDG B 15 UNITS BLDG C 11 UNITS BLDG D 6 UNITS BLDG E 8 UNITS 0 10 20 30 40 10050 9 PARKING SPACES - 8 GUEST SPACES - 1 UNASSIGNED ADA SPACE NORTH 10'-0" SETBACKWAIVED W/ SDBL2'-0 "26'-0"25'-0"±20'-10"18'-0"20'- 0 "3'-0"3'-0 "1'-2 "26'-0"5'- 0 " A ST-3 A ST-3 1 ST-1 2 ST-1 3 ST-2 GARD E N L A N E INDICATES CONCEPTUAL ACCESSIBLE UNITS INDICATES CONCEPTUAL LOCATION OF AFFORDABLE UNIT INDICATES CONCEPTUAL LIVE WORK UNITS LEGEND NOTE: ACCESSIBLE UNIT TYPES TO BE FINALIZED DURING BUILDING PERMIT PROCESS GUESTGUEST GUEST GUEST G U E S T G U E S T GUESTGUESTGUEST11'-10"7'-312"1'-0 " TRANSFORMER 1'-0 " 24'- 0 " B ST-3 B ST-3 4 ST-2 INGRESS/ EGRESS EASEMENT (TO BE "QUITCLAIMED")3'-9"7'-1 0 " TRANSFORMER 1'-2 " 8'-0 " TRANSFORMER 15' - 0 " FR O N T S E T B A C K 3'-0 "20'-0 "20'-0 "REAR SETBACK7'-6"15'- 0 " FR O N T S E T B A C K 5'-0"BLDG. A: FACADE MORE THAN 5' BEYOND SETBACK. 96':174' = 55%15'-8"21'-712"BLDG. E: FACADE MORE THAN 5' BEYOND SETBACK. 21':42' = 50%GUESTP1 P1 P1 P1 P3 P3 P4-ADA P4X-ADA P4X-ADA P5X (2 UNITS STACKED) P5X (2 UNITS STACKED) P1 P1 P1 P1 P2 P2 P1X P1 P1X P1 P2 P2 P2 P1 P1P2 P1 P2X P2X P1 P1X P6X (2 UNITS STACKED) P2X - ADA P4-ADA P2X - ADA P1 P2 P3X P3X P1 P2 P2 P1 P2 P8X P1 P8X P1 P2 P7X P7X1'-2 "2'-0"16'-0"8' - 6 " T Y P . 3 SCALE: PRELIMINARY SITE PLAN SP-2 1" = 20'-0" C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 12 Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\SP\317076_SP - DR.dwg, 10/25/2024 1:38:00 PM, nromabiles Page 299 JUNE 21 - 9AM JUNE 21 - 12PM JUNE 21 - 3PM N257+ E A'JA&EN7 2NE-6725< 6,N*/E 6,N*/E +2ME 7<P E A'JA&EN7 2NE-6725< *A6 67A7,2N E A'JA&EN7 2NE-6725< 6,N*/E 6,N*/E +2ME E A'JA&EN7 7:2-6725< &2MME5,&A/ %U,/',N* 6&A/E 6+A'2: 67U'< 66-1 N76 & + U N 7 + A / E J 2 N E 6 A 5 & + , 7 E & 7 6 'A7E P52JE&7 /26 *A726 *5EEN /26 *A726 &A/,)25N,A 9922 31 Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\Cover\317076_SS.dwg, 10/25/2024 11:58:40 AM, nromabiles Page 300 DECEMBER 21 - 9AM DECEMBER 21 - 12PM DECEMBER 21 - 3PM 12R7+ 6CA/E 6+AD2: 678D< 66-2 176 C + 8 1 7 + A / E - 2 1 E 6 A R C + , 7 E C 7 6 DA7E PR2-EC7 /26 *A726 *REE1 /26 *A726 CA/,)2R1,A 9922 31 Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\Cover\317076_SS.dwg, 10/25/2024 11:59:52 AM, nromabiles Page 301 F F F F FFFFF F FFFFFSTREETSCAPE - LOS GATOS BLVD.1PROPERTY LINEPROPERTY LINE1 T.O.R ±373 ELEV. ±331 T.O.R ±370 ELEV. ±329 T.O.R ±340 ELEV. ±327 T.O.R ±355 ELEV. ±337 T.O.R ±364 T.O.R ±353 ELEV. ±334 3 F F F FFFSTREETSCAPE - GARDEN LANE2PROPERTY LINEPROPERTY LINE1 T.O.R ±369 ELEV. ±333 ELEV. ±335 (@DRIVEWAY) T.O.R ±354 ELEV. ±337 T.O.R ±359 ELEV. ±325 T.O.R ±365 ELEV. ±327 T.O.R ±367 ELEV. ±330 T.O.R ±369 ELEV. ±324 T.O.R ±340 SCALE: STREETSCAPE ST-1 NTS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 NOTE: ELEVATIONS HEIGHTS TAKEN FROM GOOGLE EARTH Page 302 ELEV. ±327 T.O.R ±358 ELEV. ±333 T.O.R ±362 NEIGHBOR STREETSCAPE - GARDEN LANE ELEV. ±335 T.O.R ±339 ELEV. ±333 T.O.R ±340 T.O.R ±341 ELEV. ±327 T.O.R ±334 ELEV. ±324 T.O.R ±329 3 3 NEIGHBOR STREETSCAPE - GARDEN LANE3 NEIGHBOR STREETSCAPE - LOS GATOS BLVD.4 1 SCALE: NEIGHBOR STREETSCAPE ST-2 NTS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 NOTE: ELEVATIONS HEIGHTS TAKEN FROM GOOGLE EARTH Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\Streetscape\317076_Neighbor Streescape.dwg, 10/25/2024 12:02:19 PM, nromabiles Page 303 CROSS SECTION FROM LOS GATOS BLVD. TO GARDEN LN. A-A EL:±365.5 ±38'-0"EL:318 ±12'-0"EL:±332 (E) NEIGHBOR GARDEN LANE PROPOSED BUILDING C PROPOSED BUILDING A LOS GATOS BLVD.LOS GATOS BLVD.PROPERTY LINEPROPERTY LINEEL:329 EL:325 EL:324.5 EL:327.5 EL:327.0 A SP-2 12 CROSS SECTION FROM NEIGHNOR STORE TO GAS STATION B-B EL:±365.4 ±42'-0"EL:325 ±15'-0"EL:±340 (E) NEIGHBOR PROPOSED BUILDING BPROPERTY LINEPROPERTY LINEPROPOSED BUILDING C PROPOSED BUILDING D PROPOSED BUILDING E EL:324.5 EL:322.5EL:323.4EL:323.7EL:324.9 EL:328.3EL:326.8EL:327.7EL:328.2 ±4.5' RETAIING WALL ALLEY "A"ALLEY "C" (E) NEIGHBOR PARKING LOT B SP-2 12 SCALE: SITE CROSS SECTIONS ST-3 NTS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\Streetscape\317076_Site Section.dwg, 10/25/2024 12:03:48 PM, nromabiles Page 304 1 TRIM MFR.: SHERWIN WILLIAMS EXTRA WHITE SW7006 BODY - LAP/ SHINGLE SIDING GARAGE DOOR MFR.: SHERWIN-WILLIAMS ALABASTER SW7008 1 2 BODY - BOARD AND BATTEN MFR.: SHERWIN-WILLIAMS NATURAL CHOICE SW7011 3 ROOF - COMPOSTION SHINGLE MFR.: CERTAINTEED LANDMARK WEATHERED WOOD ROOF TO BE CLASS A ASSEMBLY 4 324 WINDOW MFR.: VPI VINYL WINDOW WINDOW FRAMES - WHITE (ALL WINDOWS TO BE NON MIRRORED) 5 5 6a FRONT DOOR MFR.: THERMA-TRU DOOR SHERWIN-WILLIAMS a. STOP SW6869 b. OBSTINATE ORANGE SW6884 c. BLUE PLATE SW6796 6 6b 6c EXTERIOR LIGHT FIXTURE MFR: VAXCEL LIGHTING 5" WALL MOUNT CYLINDER SKU: CO-OWDO5OTB COL: TEXTURED BLACK DARK SKY COMPLIANT - DOWNLIGHT ONLY 60 WATT E26 MEDIUM BASE BULB 7 7 1 1 1 NOTE: ALL SIDING AND TRIM TO BE "HARDI" OR EQUAL 1 1 SCALE: MATERIAL BOARD MB-1 NTS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Cover\317076_MB.dwg, 9/12/2024 1:00:31 PM, yanni Page 305 VINYL WINDOW HEAD AT LAP SIDING - PROFILE A 3"=1'-0"08_winhd_vin_stco3_1x8fm SEE ELEV. HEAD HT. SAF. O/ NAILING FLANGE SET IN 38" MIN. BEAD OF SEALANT BLD. PAPER O/ GSM DRIP FLASHING O/ PRE- PRIMED 2x4 RS. TRIM, SLOPED 5% TO DRAIN 4" 1" LAP/SHINGLE SIDING DUAL GLAZED VINYL FRAMED WINDOW, SET IN FULL BED OF SEALANT BTW. FLASHING & NAILING FIN VINYL WINDOW HEAD AT LAP SIDING - PROFILE B 3"=1'-0"08_winhd_vin_stco3_1x8fm SEE ELEV. HEAD HT. 4" 1" BLDG. PAPER O/ GSM DRIP FLASHING O/ 2x4 RS. TRIM, SLOPED 5° TO DRAIN O/ 2x6 RS.TRIM 1" LAP/SHINGLE SIDING HEADER S.S.D. SAF. O/ NAILING FLANGE SET IN 38" MIN. BEAD OF SEALANT DUAL GLAZED VINYL FRAMED WINDOW, SET IN FULL BED OF SEALANT BTW. FLASHING & NAILING FIN VINYL WINDOW JAMB AT LAP SIDING 3"=1'-0"08_winjmb_vin_stco3_1x4fm-1 SEALANT & BACKER ROD 2x FRAMING SAF. APPLIED FLUSH W/ OPENING PRE-PRIMED 2x4 R.S. TRIM W/ SEALANT AT ALL JOINTS BLDG. PAPER O/ NAILING FLANGE O/ SAF. DUAL GLAZED VINYL FRAMED WINDOW, SET IN FULL BED OF SEALANT BTW. FLASHING & NAILING FIN EXT. LAP SIDING APPLICATION 18" GAP PER MFRG.2"SAF APPLIED FLUSH W/ OPENING SEALANT & BACKER ROD BLDG PAPER O/ PLYWD. & UNDER LOWER 3" OF SAF. VINYL WINDOW SILL AT LAP SIDING 3"=1'-0"08_winsill_vin_stco3_bayfm45 1"1"SHAPED PRE-PRIMED 2x4 RS. TRIM CAP, SLOPE 5% MIN.TO DRAIN O/ 2x4 RS. WD. TRIM W/ SEALANT AT ALL JOINTS, TYP.3"18" GAPPER MFRG.DUAL GLAZED VINYL FRAMED WINDOW, SET IN FULL BED OF SEALANT BTW. FLASHING & NAILING FIN EXT. SIDING APPLICATION WINDOW TRIM PROFILES 3/4"=1'-0"Detail\Division 112" 3" 112" 112" 1/2" B TRIM PROFILEATRIM PROFILE 2x4 WD. JAMB TRIM TYP. 2x4 WD. HEAD TRIM SHAPED PRE-PRIMED 2x4 WD. TRIM CAP O/ 2x4 WD. TRIM TYP. 2x4 WD. TRIM O/ 2x6 WD. TRIM SCALE: SAMPLE DETAILS MB-2 NTS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 VINYL WINDOW HEAD AT SIDING - PROFILE A VINYL WINDOW HEAD AT SIDING - PROFILE B VINYL WINDOW SILL AT SIDING VINYL WINDOW JAMB AT SIDING WINDOW TRIM PROFILES 1357 2468 1 z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Cover\317076_MB.dwg, 9/12/2024 1:00:32 PM, yanni Page 306 SCALE: CAL GREEN CHECK LIST CG-1 NTS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 Z:\317076_Los_Gatos_A\Dwgs\DR-SD\Dwgs\Cover\317076_CG.dwg, 10/25/2024 12:05:24 PM, nromabiles Page 307 SECTION A-A AT ALLEY 'B' SCALE: 3/16"=1'-0" GAR. BD/LIV/KIT. BD. 3'-0" 3'-0" APRON 24'-0" DRIVE AISLE BUILDING A RIGHT SIDE UNIT OF BLDG. A (PLAN 3X-4X ADA) UPPER PLATE UPPER SUBFLR MAIN PLATE SOG @ GARAGE MAIN SUBFLR GROUND PLATE 9'-1"9'-1"9'-1"34'-1"324.70 328.2SOG @ UNIT 4'-6"59°MOST RESTRICTIVE FIRE APPARATUS CLEARANCESA C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.20.2024 317076.00 SCALE: FIRE EXHIBIT 1 FE-1 3/16"=1'-0" 1 3 3 z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Cover\317076_Fire Exhibit.dwg, 12/20/2024 9:08:25 AM, yanni Page 308 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.20.2024 317076.00 SCALE: FIRE EXHIBIT 2 - APPROVED AMMR FORM FE-1.1 N.T.S. 3 z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Cover\317076_Fire Exhibit.dwg, 12/20/2024 9:08:30 AM, yanni Page 309 UPPER PL MAIN SUBFLR. MAIN PL 9'-1"9'-1"UPPER SUBFLR. GROUND S.O.G. GROUND PL 9'-1"LIV. M. BD. 4'-0"5'-6" 5'-6"4'-0"4'-0"18" MIN. CLR. AROUND THE PAD 48"x48" LADDER PAD SECTION PLAN 1B/1C UPPER FLOOR (3RD) TYP. LADDER PAD EXHIBIT PLAN 1B/1C SCALE: 3/16"=1'-0" SAMPLE FLOOR PLAN ONLY M. BD.*4050 SL246824687 5 ° F F GAR. 9'-6" PLAN 1B/1C UPPER PL MAIN SUBFLR. MAIN PL 9'-1"9'-1"UPPER SUBFLR. GROUND S.O.G. GROUND PL 9'-1"LIV. M. BD. 4'-0"6'-6" 6'-6"4'-0"4'-0"18" MIN. CLR. AROUND THE PAD 48"x48" LADDER PAD SECTION PLAN 1A UPPER FLOOR (3RD) TYP. LADDER PAD EXHIBIT PLAN 1A SCALE: 3/16"=1'-0" M. BD.FF3'-0" GAR. 10'-6" PLAN 1A 24682468*4050 SLC H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: FIRE EXHIBIT 2 FE-2 3/16" = 1'-0" 12 Page 310 F FUPPER PL MAIN SUBFLR. MAIN PL 9'-1"9'-1"UPPER SUBFLR. GROUND S.O.G. GROUND PL 9'-1"LIV. M. BD. 4'-0"6'-0" 6'-0"4'-0"4'-0"18" MIN. CLR. AROUND THE PAD 48"x48" LADDER PAD SECTION PLAN 2B UPPER FLOOR (3RD) TYP. LADDER PAD EXHIBIT PLAN 2B SCALE: 3/16"=1'-0" M. BD. GAR. 7 5 °*4050 SL2468246810'-0" PLAN 2B UPPER PL MAIN SUBFLR. MAIN PL 9'-1"9'-1"UPPER SUBFLR. GROUND S.O.G. GROUND PL 9'-1"LIV. M. BD. 4'-0"3'-0" 3'-0"4'-0"4'-0"18" MIN. CLR. AROUND THE PAD 48"x48" LADDER PAD SECTION PLAN 2XA/3XA UPPER FLOOR (3RD) TYP. LADDER PAD EXHIBIT PLAN 2XA/2C/3XA SCALE: 3/16"=1'-0" M. BD. GAR. 7 5 °F24682468*3050 SH2050 SH2050 SH(3) 2020 FX 7'-0" PLAN 2XA/3XA 3'-0" 5" EAVE C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: FIRE EXHIBIT 3 FE-3 3/16" = 1'-0" 12 Page 311 F F 5'-7"4'-0"4'-0"18" MIN. CLR. AROUND THE PAD 48"x48" LADDER PAD UPPER FLOOR (3RD) TYP. LADDER PAD EXHIBIT PLAN 1C EXTRA RISER SCALE: 3/16"=1'-0" M. BD.24682468*4050 SLUPPER PL MAIN SUBFLR. MAIN PL 9'-1"9'-1"UPPER SUBFLR. GROUND S.O.G. GROUND PL 9'-1"LIV. M. BD. 4'-0"3'-0"SECTION PLAN 1C EXTRA RISER 3'-3" GAR. 7'-0" PLAN 1C EXTRA RISER 3'-6"7 5 °24682468*4050 SLUPPER PL MAIN SUBFLR. MAIN PL 9'-1"9'-1"UPPER SUBFLR. GROUND S.O.G. GROUND PL 9'-1"LIV. M. BD. 4'-0"3'-0" 5'-10"4'-0"4'-0"18" MIN. CLR. AROUND THE PAD 48"x48" LADDER PAD SECTION PLAN 1A EXTRA RISER UPPER FLOOR (3RD) TYP. LADDER PAD EXHIBIT PLAN 1A EXTRA RISER SCALE: 3/16"=1'-0" M. BD.FF3'-6" GAR. 7'-0" PLAN 1A EXTRA RISER 3'-6"1'-0" 7 6 ° C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: FIRE EXHIBIT 4 FE-4 3/16" = 1'-0" 12 Page 312 5'-8"4'-0"4'-0"18" MIN. CLR. AROUND THE PAD 48"x48" LADDER PAD UPPER FLOOR (3RD) TYP. LADDER PAD EXHIBIT PLAN 7X (BD.3)SCALE: 3/16"=1'-0" UPPER PL MAIN SUBFLR. MAIN PL 9'-1"9'-1"UPPER SUBFLR. GROUND S.O.G. GROUND PL 9'-1"LIV. BD.3 4'-0"8'-6"SECTION PLAN 7X (BD.3) 7 5 ° ENT. 12'-6" 2040 S2050 SH24685080 BI-PASST.P T.R. T.H. T.P. T.R.3050 SH3050 SH*3050 SH*266826 6 8 6068 BI-PASSF 5'-8"4'-0"4'-0"18" MIN. CLR. AROUND THE PAD 48"x48" LADDER PAD UPPER FLOOR (3RD)TYP. LADDER PAD EXHIBIT PLAN 7X (BD.1 & 2)SCALE: 3/16"=1'-0" M. BD. UPPER PL MAIN SUBFLR. MAIN PL 9'-1"9'-1"UPPER SUBFLR. GROUND S.O.G. GROUND PL 9'-1"LIV. BD.2 4'-0"5'-8"SECTION PLAN 7X (BD.1 & 2) 7 5 ° ENT. 9'-8" PLAN 7X 2868 24802040 SH2050 SH T.P.2668 OPT.T.R.3050 SH 3050 SH*3050 SH*26686068 BI-PASS2681 BARN OPT.5068 BI-PASSC H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: FIRE EXHIBIT 5 FE-5 3/16" = 1'-0" 12 Page 313 30x24 CLRT.P.T.R.DN4050 SL*4050 SL*2040 SH2040 SH2040 SH2468210686068 BI-PASS266826686068 BI-PASS8'-0"4'-0"4'-0"18" MIN. CLR. AROUND THE PAD 48"x48" LADDER PAD UPPER FLOOR (3RD) TYP. LADDER PAD EXHIBIT PLAN 8X (BD.1)SCALE: 3/16"=1'-0" M. BD. UPPER PL MAIN SUBFLR. MAIN PL 9'-1"9'-1"UPPER SUBFLR. GROUND S.O.G. GROUND PL 9'-1"KIT./DIN. BD.1 4'-0"8'-0"SECTION PLAN 7X (BD.1) 7 5 ° ENT. 12'-0"PLAN 8X 30x24 CLRT.P.T.R.DN4050 SL*4050 SL*2040 SH2040 SH2040 SH2468210686068 BI-PASS266826686068 BI-PASS8'-0"4'-0"4'-0"18" MIN. CLR. AROUND THE PAD 48"x48" LADDER PAD UPPER FLOOR (3RD) TYP. LADDER PAD EXHIBIT PLAN 8X (BD.2)SCALE: 3/16"=1'-0" M. BD. UPPER PL MAIN SUBFLR. MAIN PL 9'-1"9'-1"UPPER SUBFLR. GROUND S.O.G. GROUND PL 9'-1"LIV. BD.2 4'-0"8'-0"SECTION PLAN 7X (BD.2) 7 5 ° ENT. 12'-0" LADDER 1 @ BD.1 LADDER 2 @ BD.2 3'-6"C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: FIRE EXHIBIT 6 FE-6 3/16" = 1'-0" 12 Page 314 9'-1"9'-1"8'-7"2B 1B 5X 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 329.2328.7 ±40'-0"EXISTING GRADE PROPOSED GRADE 4'-412"16'-1"15'-10"15'-10" BLDG. B ELEVATION EXHIBIT SCALE: 1/8"=1'-0" 20'-0"20'-0"F 9'-1"9'-1"8'-7"2C 6X ± 38'-10"PROPOSED GRADE 10 328.50 327.80 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE EXISTING GRADE 15'-10"11'-5"20'-414" BLDG. C ELEVATION EXHIBIT SCALE: 1/8"=1'-0" 20'-0"20'-0"PROPERTY LINE @ GARDEN LANE LINE OF DAYLIGHT PLATE @ BLDG. C LINE OF DAYLIGHT PLATE @ BLDG. B PROPERTY LINE @ GARDEN LANE C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: ELEVATION EXHIBIT 1 EE-1 1/8"=1'-0" 2 Page 315 9'-1"10'-5"8'-7"1A 2XA-ADA M 323.2 324.51ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE ±42'-4"PROPOSED GRADE EXISTING GRADE 312"5'-1012"7'-934"16'-3"1'-8" D A2.8.2 BLDG. D ELEVATION EXHIBIT SCALE: 1/8"=1'-0" 20'-0" PROPERTY LINE @ GARDEN LANE LINE OF DAYLIGHT PLATE @ BLDG. D 20'-0"9'-1"9'-1"8'-7"15'-1014" 1C 2XA 16'-3" 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 326.9 324.8 ±40'-3"PROPOSED GRADE EXISTING GRADE 1'-8" BLDG. E ELEVATION EXHIBIT SCALE: 1/8"=1'-0" 20'-0" PROPERTY LINE @ GARDEN LANE LINE OF DAYLIGHT PLATE @ BLDG. E 20'-0"C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: ELEVATION EXHIBIT 2 EE-2 1/8"=1'-0" 2 Page 316 FRONT ELEVATION - EAST BLDG. A 9'-1"9'-1"8'-7"F F F F FFFFF F FF± 39'-2"1 23 4 5 6 7 8 9 10 PROPOSED GRADE 3X-4XA 1C 3-4C 1A 1A 2B 3-4C 3X-4XA-M1XA 1A 1C 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 330.89'-1"9'-1"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 328.5 330.8 328.2 329.3 EXISTING GRADE 16'-9"15'-10"15'-10"6'-934"5'-1012"6'-312"5'-1012"6'-934"15'-10"6'-934"5'-1012"6'-312"5'-1012"6'-934"15'-10"15'-10"16'-9" 176'-0" 10'-7" TYP. BALCONY WIDTH <15' TYP. LIGHT FIXTURE DISTANCE VINES WITH WIRES, TYP. RIGHT ELEVATION - NORTH BLDG. A 9'-1"9'-1"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 324.70 328.2328.2 4'-612"F F F 2XA PROPOSED GRADE EXISTING GRADE 3'-0"13'-2"25'-10"2'-0" 44'-0" LEFT ELEVATION - SOUTH BLDG. A 9'-1"9'-1"8'-7"2XA-M 327.25 330.81ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE FFFPROPOSED GRADE EXISTING GRADE 2'-0"25'-10"13'-2" 41'-0" FINISH SCHEDULE 1 COMPOSITION SHINGLE ROOF 2 HARDI BOARD + BATT SIDING 3 HARDI LAP SIDING 4 HARDI SHINGLE SIDING 5 WOOD RAILING 6 CORBEL W/ KICKER 7 ENTRY DOOR 8 WINDOWS 9 GLASS DOOR 10 STYLIZED LIGHT AND ADDRESS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BUILDING A CONCEPTUAL ELEVATIONS A1.1.1 1/8" = 1'-0" NOTE: “EXTERIOR LIGHTING: PRIOR TO FINAL OCCUPANCY ALL EXTERIOR LIGHTING SHALL BE KEPT TO A MINIMUM AND SHALL BE DOWN DIRECTED FIXTURES THAT WILL NOT REFLECT OR ENCROACH ONTO ADJACENT PROPERTIES. ALL LIGHTING SHALL UTILIZE SHIELDS SO THAT NO BULB IS VISIBLE AND TO ENSURE THAT THE LIGHT IS DIRECTED TO THE GROUND SURFACE AND DOES NOT SPILL LIGHT ONTO NEIGHBORING PARCELS OR PRODUCE GLARE WHEN SEEN FROM NEARBY HOMES. NO FLOOD LIGHTS SHALL BE USED UNLESS IT CAN BE DEMONSTRATED THAT THEY ARE NEEDED FOR SAFETY OR SECURITY.” 1 12 Page 317 REAR ELEVATION - WEST BLDG. A 9'-1"9'-1"8'-7"2XA1C2C1A1A2B2C1XA1A1C2XA-M 330.80 327.25 326.50 325.30 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 3'-6"9'-1"10'-1"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 324.70 329.3 3'-612"32'-612"328.2 ±43'-0"EXISTING GRADE PROPOSED GRADE 1'-8"16'-3"15'-10"15'-10"7'-934"5'-1012"4'-312"5'-1012"7'-934"15'-10"7'-934"5'-1012"4'-312"13'-814"15'-10"15'-10"16'-3"1'-8" 178'-4" A A2.8.1 A A2.8.1 FINISH SCHEDULE 1 COMPOSITION SHINGLE ROOF 2 HARDI BOARD + BATT SIDING 3 HARDI LAP SIDING 4 HARDI SHINGLE SIDING 5 WOOD RAILING 6 CORBEL W/ KICKER 7 ENTRY DOOR 8 WINDOWS 9 GLASS DOOR 10 STYLIZED LIGHT AND ADDRESS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BUILDING A CONCEPTUAL ELEVATIONS A1.1.2 1/8" = 1'-0" 12 Page 318 FRONT ELEVATION - SOUTH BLDG. B 9'-1"11'-1"8'-7"F F F F F F FF2B1B 1C 2C 1A 1A 2C 1B 2B 1C5X 2XA-ADA 02 M F F F F ± 40'-10"1 23 45 67 8 9 10 9'-1"9'-1"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 329.2 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 327.2 328.7 EXISTING GRADE PROPOSED GRADE 20'-7"15'-10"15'-10"15'-10"15'-10"6'-934"5'-1012"6'-314"5'-1034"6'-934"15'-10"15'-10"15'-934"15'-1014"16'-9"4'-0" 199'-8" 8'-11" TYP. BALCONY WIDTH RIGHT ELEVATION - EAST BLDG. B F F F 2XA-ADA 02 M9'-1"11'-1"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 327.2 326.7 EXISTING GRADE PROPOSED GRADE 3'-0"13'-2"25'-10"2'-0" 44'-0" LEFT ELEVATION - WEST BLDG. B 9'-1"9'-1"8'-7"5X 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 329.2328.7 EXISTING GRADE PROPOSED GRADE 45'-0" 36'-8"8'-4" <15' TYP. LIGHT FIXTURE DISTANCE VERTICAL 1x4 SMOOTH CEDAR TRIM VINES WITH WIRES, TYP. FINISH SCHEDULE 1 COMPOSITION SHINGLE ROOF 2 HARDI BOARD + BATT SIDING 3 HARDI LAP SIDING 4 HARDI SHINGLE SIDING 5 WOOD RAILING 6 CORBEL W/ KICKER 7 ENTRY DOOR 8 WINDOWS 9 GLASS DOOR 10 STYLIZED LIGHT AND ADDRESS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BUILDING B CONCEPTUAL ELEVATIONS A1.2.1 1/8" = 1'-0" NOTE: “EXTERIOR LIGHTING: PRIOR TO FINAL OCCUPANCY ALL EXTERIOR LIGHTING SHALL BE KEPT TO A MINIMUM AND SHALL BE DOWN DIRECTED FIXTURES THAT WILL NOT REFLECT OR ENCROACH ONTO ADJACENT PROPERTIES. ALL LIGHTING SHALL UTILIZE SHIELDS SO THAT NO BULB IS VISIBLE AND TO ENSURE THAT THE LIGHT IS DIRECTED TO THE GROUND SURFACE AND DOES NOT SPILL LIGHT ONTO NEIGHBORING PARCELS OR PRODUCE GLARE WHEN SEEN FROM NEARBY HOMES. NO FLOOD LIGHTS SHALL BE USED UNLESS IT CAN BE DEMONSTRATED THAT THEY ARE NEEDED FOR SAFETY OR SECURITY.” 1 12 Page 319 REAR ELEVATION - NORTH BLDG. B 9'-1"9'-1"8'-7"2B 1B1C2C1A1A2C1B2B1C2XA-ADA 02 M 5X 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 329.2328.79'-1"11'-1"8'-7"1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 1ST FLR S.O.G 327.2 326.7 ±40'-0"EXISTING GRADE PROPOSED GRADE 199'-612" 4'-412"16'-1"15'-10"15'-10"15'-10"15'-10"7'-934"5'-1012"4'-312"5'-1012"7'-934"15'-10"15'-10"15'-10"15'-10"16'-3"1'-8"2'-10" B A2.8.1 B A2.8.1 F A2.8.4 F A2.8.4 FINISH SCHEDULE 1 COMPOSITION SHINGLE ROOF 2 HARDI BOARD + BATT SIDING 3 HARDI LAP SIDING 4 HARDI SHINGLE SIDING 5 WOOD RAILING 6 CORBEL W/ KICKER 7 ENTRY DOOR 8 WINDOWS 9 GLASS DOOR 10 STYLIZED LIGHT AND ADDRESS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.20.2024 317076.00 SCALE: BUILDING B CONCEPTUAL ELEVATIONS A1.2.2 1/8" = 1'-0" 12 z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Bldgs\BLDG_B\EE\317076_BLDG B_EE.dwg, 1/23/2025 1:53:27 PM, yanni Page 320 F FRONT ELEVATION - NORTH BLDG. C 9'-1"9'-1"8'-7"F F F F FF1XD 2B 1A 1A 2B 1B 2C 6X7XFF ± 38'-10"PROPOSED GRADE 1 23 45 6 78 9 10 9'-1"11'-7"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 328.50 327.80 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 325.90325.20 EXISTING GRADE 2'-4"5'-8"18'-5"15'-10"15'-10"6'-934"5'-1012"6'-314"5'-1034"6'-934"15'-10"15'-10"15'-10"11'-5"20'-414" 169'-014" 8'-11" TYP. BALCONY WIDTH±42'-812"RIGHT ELEVATION - WEST BLDG. C 6X9'-1"9'-1"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 328.50 327.80 PROPOSED GRADE EXISTING GRADE 5'-4"16'-214"20'-534"2'-0" 44'-0" <15' TYP. LIGHT FIXTURE DISTANCE VERTICAL 1x4 SMOOTH CEDAR TRIM VINES WITH WIRES, TYP. LEFT ELEVATION - EAST BLDG. C 9'-1"8'-7"7X8X9'-1"8'-7"1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 325.90 11'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 325.2010'-7"1ST FLR S.O.G 326.70 @ PLAN 8X FF 326.20 @ PLAN 8X GAR. PROPOSED GRADE EXISTING GRADE 12'-812"11'-412"14'-7"14'-6"2'-10" 56'-0" FINISH SCHEDULE 1 COMPOSITION SHINGLE ROOF 2 HARDI BOARD + BATT SIDING 3 HARDI LAP SIDING 4 HARDI SHINGLE SIDING 5 WOOD RAILING 6 CORBEL W/ KICKER 7 ENTRY DOOR 8 WINDOWS 9 GLASS DOOR 10 STYLIZED LIGHT AND ADDRESS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BUILDING C CONCEPTUAL ELEVATIONS A1.3.1 1/8" = 1'-0" NOTE: “EXTERIOR LIGHTING: PRIOR TO FINAL OCCUPANCY ALL EXTERIOR LIGHTING SHALL BE KEPT TO A MINIMUM AND SHALL BE DOWN DIRECTED FIXTURES THAT WILL NOT REFLECT OR ENCROACH ONTO ADJACENT PROPERTIES. ALL LIGHTING SHALL UTILIZE SHIELDS SO THAT NO BULB IS VISIBLE AND TO ENSURE THAT THE LIGHT IS DIRECTED TO THE GROUND SURFACE AND DOES NOT SPILL LIGHT ONTO NEIGHBORING PARCELS OR PRODUCE GLARE WHEN SEEN FROM NEARBY HOMES. NO FLOOD LIGHTS SHALL BE USED UNLESS IT CAN BE DEMONSTRATED THAT THEY ARE NEEDED FOR SAFETY OR SECURITY.” 1 12 Page 321 REAR ELEVATION - SOUTH BLDG. C 9'-1"10'-7"8'-7"1XD2B1A1A2B1B2C6X 8X9'-1"9'-1"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 328.50 327.80 328.50 326.70 @ PLAN 8X FF 326.20 31'-914"15'-10"15'-1014"15'-934"7'-934"5'-1012"4'-312"5'-1012"7'-934"15'-10"15'-10"20'-1"2'-0" 164'-814" C A2.8.2 C A2.8.2 FINISH SCHEDULE 1 COMPOSITION SHINGLE ROOF 2 HARDI BOARD + BATT SIDING 3 HARDI LAP SIDING 4 HARDI SHINGLE SIDING 5 WOOD RAILING 6 CORBEL W/ KICKER 7 ENTRY DOOR 8 WINDOWS 9 GLASS DOOR 10 STYLIZED LIGHT AND ADDRESS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BUILDING C CONCEPTUAL ELEVATIONS A1.3.2 1/8" = 1'-0" 12 Page 322 FRONT ELEVATION - SOUTH BLDG. D 9'-1"9'-1"8'-7"F F FF1A 1A 2B 16'-9"6'-934"6'-934"15'-10"18'-5" 2XA-ADA M 7X ± 38'-10"13 45 6 78109 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 325.8 325.2324.59'-1"10'-5"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE PROPOSED GRADE EXISTING GRADE 5'-1012"6'-312"5'-1012"5'-8"2'-4"1'-2" 91'-10" 8'-11" TYP. BALCONY WIDTH RIGHT ELEVATION - EAST BLDG. D 9'-1"10'-1"8'-7"7X 8X9'-1"9'-1"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 325.8 325.2 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 325.8 324.1 324.8 @ P8X PROPOSED GRADE EXISTING GRADE 2'-10"14'-6"14'-7"11'-412"12'-81 2" 56'-0" LEFT ELEVATION - WEST BLDG. D 9'-1"10'-5"8'-7"FFF2XA-ADA M 324.51ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE PROPOSED GRADE EXISTING GRADE 2'-0"25'-10"13'-2" 41'-0" <15' TYP. LIGHT FIXTURE DISTANCE VINES WITH WIRES, TYP. REAR ELEVATION - NORTH BLDG. D 9'-1"10'-5"8'-7"1A1A2B 2XA-ADA M8X9'-1"10'-1"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 324.1 323.2 324.8 @ P8X 324.51ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE ±42'-4"PROPOSED GRADE EXISTING GRADE 2'-0"20'-1"15'-10"7'-934"5'-101 2"4'-31 2"5'-101 2"7'-934"16'-3"1'-8" 87'-6" D A2.8.2 D A2.8.2 FINISH SCHEDULE 1 COMPOSITION SHINGLE ROOF 2 HARDI BOARD + BATT SIDING 3 HARDI LAP SIDING 4 HARDI SHINGLE SIDING 5 WOOD RAILING 6 CORBEL W/ KICKER 7 ENTRY DOOR 8 WINDOWS 9 GLASS DOOR 10 STYLIZED LIGHT AND ADDRESS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BUILDING D CONCEPTUAL ELEVATIONS A1.4.1 1/8" = 1'-0" NOTE: “EXTERIOR LIGHTING: PRIOR TO FINAL OCCUPANCY ALL EXTERIOR LIGHTING SHALL BE KEPT TO A MINIMUM AND SHALL BE DOWN DIRECTED FIXTURES THAT WILL NOT REFLECT OR ENCROACH ONTO ADJACENT PROPERTIES. ALL LIGHTING SHALL UTILIZE SHIELDS SO THAT NO BULB IS VISIBLE AND TO ENSURE THAT THE LIGHT IS DIRECTED TO THE GROUND SURFACE AND DOES NOT SPILL LIGHT ONTO NEIGHBORING PARCELS OR PRODUCE GLARE WHEN SEEN FROM NEARBY HOMES. NO FLOOD LIGHTS SHALL BE USED UNLESS IT CAN BE DEMONSTRATED THAT THEY ARE NEEDED FOR SAFETY OR SECURITY.” 1 12 Page 323 FRONT ELEVATION - NORTH BLDG. E 9'-1"10'-7"8'-7"F F 16'-9"15'-10"15'-10"6'-934"5'-1012"15'-934"15'-1014"16'-9"FF1C 2C 1A 1A 2C 1C2XA 2XA-MFFF F 1 23 4 5 6 7 8 9 FINISH GRADE 10 ±39'-8"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 326.9 326.29'-1"9'-1"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 323.4 PROPOSED GRADE EXISTING GRADE 6'-312"5'-1012"6'-934" 128'-6" 8'-11" TYP. BALCONY WIDTH RIGHT ELEVATION - WEST BLDG. E 9'-1"10'-7"8'-7"F F F 2XA-M9'-1"10'-7"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 323.4 323.4 322.6 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE PROPOSED GRADE EXISTING GRADE 13'-2"25'-10" 39'-0" <15' TYP. LIGHT FIXTURE DISTANCE LEFT ELEVATION - EAST BLDG. E 9'-1"9'-1"8'-7"2XA 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 326.9 326.29'-1"9'-1"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 326.9 324.8 PROPOSED GRADE EXISTING GRADE 2'-0"25'-10"13'-2" 41'-0" <15' TYP. LIGHT FIXTURE DISTANCE VINES WITH WIRES, TYP.FFFFINISH SCHEDULE 1 COMPOSITION SHINGLE ROOF 2 HARDI BOARD + BATT SIDING 3 HARDI LAP SIDING 4 HARDI SHINGLE SIDING 5 WOOD RAILING 6 CORBEL W/ KICKER 7 ENTRY DOOR 8 WINDOWS 9 GLASS DOOR 10 STYLIZED LIGHT AND ADDRESS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BUILDING E CONCEPTUAL ELEVATIONS A1.5.1 1/8" = 1'-0" NOTE: “EXTERIOR LIGHTING: PRIOR TO FINAL OCCUPANCY ALL EXTERIOR LIGHTING SHALL BE KEPT TO A MINIMUM AND SHALL BE DOWN DIRECTED FIXTURES THAT WILL NOT REFLECT OR ENCROACH ONTO ADJACENT PROPERTIES. ALL LIGHTING SHALL UTILIZE SHIELDS SO THAT NO BULB IS VISIBLE AND TO ENSURE THAT THE LIGHT IS DIRECTED TO THE GROUND SURFACE AND DOES NOT SPILL LIGHT ONTO NEIGHBORING PARCELS OR PRODUCE GLARE WHEN SEEN FROM NEARBY HOMES. NO FLOOD LIGHTS SHALL BE USED UNLESS IT CAN BE DEMONSTRATED THAT THEY ARE NEEDED FOR SAFETY OR SECURITY.” 1 12 Page 324 REAR ELEVATION - SOUTH BLDG. E 9'-1"9'-1"8'-7"15'-1014"15'-934"7'-934"5'-1012"4'-312"15'-1014"16'-3" 1C2C1A1A2C1C 2XA2XA-M 16'-3" 1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 326.9 324.89'-1"10'-7"8'-7"1ST FLR S.O.G 1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 323.4 322.6 ±40'-3"PROPOSED GRADE EXISTING GRADE 1'-8"15'-934"7'-934"5'-1012" 130'-10" 1'-8" E A2.8.3 E A2.8.3 FINISH SCHEDULE 1 COMPOSITION SHINGLE ROOF 2 HARDI BOARD + BATT SIDING 3 HARDI LAP SIDING 4 HARDI SHINGLE SIDING 5 WOOD RAILING 6 CORBEL W/ KICKER 7 ENTRY DOOR 8 WINDOWS 9 GLASS DOOR 10 STYLIZED LIGHT AND ADDRESS C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BUILDING E CONCEPTUAL ELEVATIONS A1.5.2 1/8" = 1'-0" 12 Page 325 UP DN 2040 SH T.P.30x24 CLRT.H.T.R. 4050 SL K-2268-8MEMOIRSLAVATORYFIRECLAY24682468CPTTILE 3050 SH 3050 SH 3080 FR2020 AWNUPDN3080 FR DR2040 SH*5050 SL30x24 CLRT.P.T.R.T.H.246826805068 BI-PASS246826683080 FR DR30809070 SECT ROLL-UPUP28682040 FX16070 SECT ROLL-UP *4050 SL308030x24 CLRT.P.T.R.246826682868 T.H. 4068 BI-PASS UPPER FLOOR PLAN 1-2 INT MAIN FLOOR PLAN 1-2 INT LOWER FLOOR PLAN 1-2 INT PLAN 2 INT GROUND LIVING: 291 SQ. FT. GARAGE: 291 SQ. FT. PORCH: 28 SQ. FT. PLAN 1 INT GROUND LIVING: 53 SQ. FT. GARAGE: 460 SQ. FT. PORCH: 21 SQ. FT. PLAN 2 INT UPPER LIVING: 594 SQ. FT. PLAN 1 INT UPPER LIVING: 655 SQ. FT. PLAN 2 INT MAIN LIVING: 594 SQ. FT. TOTAL LIVING: 1,479 SQ. FT. DECK:54 SQ. FT. PLAN 1 INT MAIN LIVING: 671 SQ. FT. TOTAL LIVING: 1,379 SQ. FT. DECK:35 SQ. FT. DIN. KIT. LIV. BD.3 BTH.3 DECK M.BD. BTH.2 BTH.1 BD.3ENT PORCH GAR W/ 20'-20' PARKING BD.2 BTH.1 BTH.2 M.BD. DN *4050 SL *5050 SL 2040 SH FX4DNF049T.R.T.R.T.R.T.P.30x24 CLRT.H.2680 OPEN 2468 2668 OPT26682880 2468 2668 5068 BI-PASS 2680 21080TILECPT. TILECPT. CPT.TILE 16 RISERS @ 7.75"15 TREADS @ 10.5"+36" LC 2468 T.P.T.H.30x24 CLR 2468WIN. BELOW 30x24 CLRT.P.30x24 CLR*4050 SLFX4DNF049DN2040 SH*5050 SLT.H.T.R.T.H.T.R.T.P.+36"4068 BI-PASS2468266826682668 OPT246828802468210802468LIV. KIT. DIN. PDR. DECK GAR GAR ENT GAR W/ 9X40 TANDEM BD.2 PORCH16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1"15'-8"2"15'-8"1"36'-612"1'-512"20'-8" 31'-6" 1"10'-8"2"41'-612"2'-512"44'-0"42'-0"38'-6"3'-6"1'-0"15'-8"2"15'-8"1"1" 31'-6"41'-0"3'-0"31'-6" 1" 1"15'-8"2"15'-8"1"1"2"1"41'-0"1'-0"9'-7"6'-1"2"9'-7"6'-1"1" 15'-8"15'-8"6'-0"1'-0"42'-612"1'-0"2'-0"1" F A2.8.4 F A2.8.4 F A2.8.4 F A2.8.4 F A2.8.4 F A2.8.42'-3"8'-11"4'-3"4'-6" x 6'-0" AREA IN FRONT OF DOOR 4'-6" x 6'-0" AREA IN FRONT OF DOOR16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1'-0"1'-0"C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 1-2 INT A2.1.1 1/4" = 1'-0" Page 326 T.P. DN *5050 SL 2040 SH FX4DNF049T.R.T.R.T.H.T.R.2050 SHT.P.30x24 CLRT.H.2040 SH2680 OPEN 2468 2668 OPT2668 24682880 2468 2668 5068 BI-PASS 2680 2108016 RISERS @ 7.75"15 TREADS @ 10.5"+36" 30x24 CLR 2468 *3050 SH 2050 SH2050 SH (3) 2020 FX30x24 CLRT.P.30x24 CLR*4050 SL FX4DNF049 DN 2040 SH*5050 SL T.H.T.R. T.H.T.R.T.P.+36" 4068 BI-PASS 2468 266826682668 OPT 2468 28802468210802468 UP DN 2040 SH T.P.30x24 CLRT.H.T.R. 3050 SH K-2268-8MEMOIRSLAVATORYFIRECLAY24682468 3050 SHLC3080 FR3050 SH 3050 SH LC 2050 SH2050 SH2050 SH2050 SH 3050 SH3050 SH3050 SH2050 SH2050 SH2020 AWN UP DN 3080 FR DR2040 SH *5050 SL 30x24 CLRT.P.T.R.T.H.2468 2680 5068 BI-PASS 24682668 3080 FR DR 2668 16070 SECT ROLL-UP UP 30802868*4050 SL 30x24 CLRT.R.2468T.H. 4068 BI-PASS 2040 SH30809070 SECT ROLL-UP UP 28682040 FX UPPER FLOOR PLAN 1-2X MAIN FLOOR PLAN 1-2X LOWER FLOOR PLAN 1-2X PLAN 1 INT GROUND LIVING: 53 SQ. FT. GARAGE: 460 SQ. FT. PORCH: 21 SQ. FT. PLAN 2X GROUND LIVING: 294 SQ. FT. GARAGE: 448 SQ. FT. PORCH: 28 SQ. FT. PLAN 1 INT UPPER LIVING: 657 SQ. FT. PLAN 2X UPPER LIVING: 610 SQ. FT. PLAN 1 INT MAIN LIVING: 669 SQ. FT. TOTAL LIVING: 1,379 SQ. FT. DECK:35 SQ. FT. PLAN 2X MAIN LIVING: 619 SQ. FT. TOTAL LIVING: 1,523 SQ. FT. DECK: 57 SQ. FT. LIV. KIT. DIN. PDR. DECK BD.2 BTH.1 BTH.2 M.BD. GAR ENT GAR W/ 9X40 TANDEM PORCH BD.3 GAR W/ 20'-20' PARKING DIN. KIT. LIV. BD.3 BTH.3 DECK M.BD. BTH.2 BTH.1 BD.2 PORCH 16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"ENT 1"15'-8"2"15'-10"1'-512"20'-10" 31'-8" 1"10'-8"2"41'-612"2'-512"44'-0"41'-0"13'-2"3'-6"1'-0"15'-8"2"16'-2"1" 32'-0"44'-0"32'-0" 1" 1"15'-8"2"17'-2"1"2"41'-0"1'-0"9'-7"6'-1"2"6'-1"10'-1" 15'-8"17'-2"1'-0"42'-612"1'-0"1'-0"GAR 8'-11"4'-3"4'-6" x 6'-0" AREA IN FRONT OF DOOR 9'-0"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1'-0"1'-0"13'-0"8'-10"36'-0"2'-6"C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 1-2X A2.1.2 1/4" = 1'-0" 2 Page 327 UP *4050 SL308016070 SECT ROLL-UP T.R.T.P.306830683068 3068 2040 SH30809070 SECT ROLL-UP UP 28682040 FX FIRE RISER PGE PULL UGPS MAIN HOUSE PANEL METER STACK 10 UNIT PHONE CATV SPACER UP *4050 SL308016070 SECT ROLL-UP T.R.T.P.306830683068 3068 2040 SH30809070 SECT ROLL-UP UP 28682040 FX LOWER FLOOR PLAN 1-2X ADA PLAN 1 INT GROUND LIVING: 53 SQ. FT. GARAGE: 460 SQ. FT. PORCH: 21 SQ. FT. PLAN 2X ADA GROUND LIVING: 340 SQ. FT. GARAGE: 448 SQ. FT. PORCH: 24 SQ. FT. TOTAL LIVING: 1569 SQ. FT. LOWER FLOOR PLAN 1-2X ADA METER PLAN 1 INT GROUND LIVING: 53 SQ. FT. GARAGE: 460 SQ. FT. PORCH: 21 SQ. FT. PLAN 2X ADA METER GROUND LIVING: 340 SQ. FT. GARAGE: 421 SQ. FT. PORCH: 24 SQ. FT. UP *4050 SL308016070 SECT ROLL-UP T.R.T.P.306830683068 3068 2040 SHMETERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACER30809070 SECT ROLL-UP UP 28682040 FX ENT BD.3 GAR W/ 20'-20' PARKING LOWER FLOOR PLAN 1-2X ADA 02 (BIGGER GARAGE) PLAN 1 INT GROUND LIVING: 53 SQ. FT. GARAGE: 460 SQ. FT. PORCH: 21 SQ. FT. PLAN 2X ADA 02 (BIGGER GAR.) GROUND LIVING: 340 SQ. FT. GARAGE: 490 SQ. FT. PORCH: 24 SQ. FT. ENT BD.3 1"15'-8"2"17'-10"1'-512"20'-10" 31'-8" 10'-8"2"40'-612"2'-512"42'-612"1'-0"2'-0" 1"15'-8"2"17'-10"1'-512"22'-10" 33'-8" 10'-8"2"40'-612"2'-512"42'-0"1'-0"1"15'-8"2"17'-10"1'-512"22'-10" 33'-8" 10'-8"2"40'-612"2'-512"42'-0"1'-0"2'-0"612"612"4'-6" x 6'-0" AREA IN FRONT OF DOOR 4'-6" x 6'-0" AREA IN FRONT OF DOOR 4'-6" x 6'-0" AREA IN FRONT OF DOOR GAR W/ 9X40 TANDEM1'-0"1'-0"1'-0"1'-0"1'-0"1'-0"GAR W/ 20'-20' PARKINGGAR W/ 9X40 TANDEMGAR W/ 20'-20' PARKINGGAR W/ 9X40 TANDEM 3333 ENT BD.3 3 3 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 1-2X ADA & METER A2.1.3 1/4" = 1'-0" Page 328 30x24 CLRT.P.30x24 CLRFX4DNF049DN2040 SH*5050 SLT.H.T.R.T.H.T.R.T.P.+36"4068 BI-PASS2468266826682668 OPT246828802468210802468*4050 SLDN *4050 SL *5050 SL 2040 SH FX4DNF049T.R.T.R.T.R.T.P.30x24 CLRT.H.2680 OPEN 2468 2668 OPT26682880 2468 2668 5068 BI-PASS 2680 21080TILECPT. TILECPT. CPT.TILE 16 RISERS @ 7.75"15 TREADS @ 10.5"+36" LC 2468 T.P.T.H.30x24 CLR 2468WIN. BELOW 2020 AWNUPDN3080 FR DR2040 SH*5050 SL30x24 CLRT.P.T.R.T.H.246826805068 BI-PASS246826683080 FR DRUP DN 2040 SH T.P.30x24 CLRT.H.T.R. 4050 SL K-2268-8MEMOIRSLAVATORYFIRECLAY24682468CPTTILE 3050 SH 3050 SH 3080 FR30809070 SECT ROLL-UPUP2040 FX2868DN16070 SECT ROLL-UP *4050 SL308030x24 CLRT.P.T.R.24682868T.H. 4068 BI-PASSDN 2668 UP UPPER FLOOR PLAN 1-2 INT MAIN FLOOR PLAN 1-2 INT LOWER FLOOR PLAN 1-2 INT EXT. RAISER PLAN 2 INT GROUND LIVING: 295 SQ. FT. GARAGE: 295 SQ. FT. PORCH: 23 SQ. FT. PLAN 1 INT GROUND LIVING: 136 SQ. FT. GARAGE: 460 SQ. FT. PORCH: NA PLAN 2 INT UPPER LIVING: 594 SQ. FT. PLAN 1 INT UPPER LIVING: 655 SQ. FT. PLAN 2 INT MAIN LIVING: 594 SQ. FT. TOTAL LIVING: 1,483 SQ. FT. DECK:54 SQ. FT. PLAN 1 INT MAIN LIVING: 669 SQ. FT. TOTAL LIVING: 1,460 SQ. FT. DECK:60 SQ. FT. KIT. LIV. BD.3 BTH.3 DECK M.BD. BTH.2 BTH.1 BD.3ENT PORCH GAR W/ 20'-20' PARKING BD.2 BTH.1 BTH.2 M.BD. LIV. KIT. DIN. PDR. DECK GAR GAR ENT GAR W/ 9X40 TANDEM BD.2 PORCH16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1"15'-8"2"15'-8"1"37'-612"1'-512"20'-8" 31'-6" 1"10'-8"2"41'-612"2'-512"43'-1134"42'-0"38'-6"3'-6"1'-0"15'-8"2"15'-8"1"1" 31'-6"41'-0"3'-0"31'-6" 1" 1"15'-8"2"15'-8"1" 1"2"1"41'-0"1'-0"9'-7"6'-1"2"9'-7"6'-1"1" 15'-8"15'-8"5'-0"3'-10"42'-612"1'-0"2'-0"1" 4'-6" x 6'-0" AREA IN FRONT OF DOOR 4'-6" x 6'-0" AREA IN FRONT OF DOOR2'-10"10'-512"5'-10"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1'-0"1'-0"C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 1-2 INT A2.1.4 1/4" = 1'-0" 1 Page 329 30x24 CLRT.P.30x24 CLRFX4DNF049DN2040 SH*5050 SLT.H.T.R.T.H.T.R.T.P.+36"4068 BI-PASS2468266826682668 OPT246828802468210802468*4050 SLDN *4050 SL *5050 SL 2040 SH FX4DNF049T.R.T.R.T.R.T.P.30x24 CLRT.H.2680 OPEN 2468 2668 OPT26682880 2468 2668 5068 BI-PASS 2680 21080TILECPT. TILECPT. CPT.TILE 16 RISERS @ 7.75"15 TREADS @ 10.5"+36" LC 2468 T.P.T.H.30x24 CLR 2468WIN. BELOW 2020 AWNUPDN3080 FR DR2040 SH*5050 SL30x24 CLRT.P.T.R.T.H.246826805068 BI-PASS246826683080 FR DRUP DN 2040 SH T.P.30x24 CLRT.H.T.R. 4050 SL K-2268-8MEMOIRSLAVATORYFIRECLAY24682468CPTTILE 3050 SH 3050 SH 3080 FRUPPER FLOOR PLAN 1-3-4 INT EXTRA RISER MAIN FLOOR PLAN 1-3-4 INT EXTRA RISER LOWER FLOOR PLAN 1-3-4 INT EXTRA RISER PLAN 3-4 INT EXTRA RISER GROUND LIVING: 282 SQ. FT. GARAGE: 445 SQ. FT. PORCH: 37 SQ. FT. PLAN 3-4 INT UPPER LIVING: 594 SQ. FT. PLAN 1 INT EXTRA RISER UPPER LIVING: 677 SQ. FT. PLAN 3-4 INT MAIN LIVING: 594 SQ. FT. TOTAL LIVING: 1,470 SQ. FT. DECK:55 SQ. FT. PLAN 1 INT EXTRA RISER MAIN LIVING: 669 SQ. FT. TOTAL LIVING: 1,485 SQ. FT. DECK:60 SQ. FT. DIN. KIT. LIV. BD.3 BTH.3 DECK M.BD. BTH.2 BTH.1 ENT GAR W/ 20'-20' PARKING BD.2 BTH.1 BTH.2 M.BD. LIV. KIT. DIN. PDR. DECK GAR GAR ENT GAR W/ 9X40 TANDEM BD.2 PORCH GAR W/ 20'-20' PARKING STUDIO 1"15'-8"2"1"35'-012"1'-512"20'-8" 31'-6" 1"10'-8"2"41'-612"2'-512"42'-0"38'-6"3'-6"1'-0"15'-8"2"15'-8"1"1" 31'-6"45'-3"31'-6" 1" 1"15'-8"2"15'-8"1"1"2"1"41'-0"1'-0"9'-7"6'-1"2"9'-7"6'-1"1" 15'-8"15'-8"7'-6"3'-10"42'-612"1'-0"2'-0"1" 10'-912"4'-1012" 15'-8" 3'-312"7'-6" P3 P4 30809070 SECT ROLL-UPUP2040 FX2868DN16070 SECT ROLL-UP 308028683046 SH 3068UP16 RISERS @ 7.75"15 TREADS @ 10.5"3080 3046 SH DN42'-0"5'-10"PLAN 1 INT EXTRA RISER GROUND LIVING: 139 SQ. FT. GARAGE: 457 SQ. FT. PORCH: NA 4'-6" x 6'-0" AREA IN FRONT OF DOOR 4'-6" x 6'-0" AREA IN FRONT OF DOOR2'-10"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1'-0"1'-0"10'-4" C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 1-3-4 INT EXTRA RISER A2.2.1 1/4" = 1'-0" Page 330 30x24 CLRT.P.30x24 CLRFX4DNF049DN2040 SH*5050 SLT.H.T.R.T.H.T.R.T.P.+36"4068 BI-PASS2468266826682668 OPT246828802468210802468*4050 SLT.P.DN*5050 SL2040 SHFX4DNF049 T.R.T.R.T.H.T.R.2050 SHT.P.30x24 CLRT.H.2040 SH2680 OPEN24682668 OPT266824682880246826685068 BI-PASS26802108016 RISERS @ 7.75"15 TREADS @ 10.5"+36"30x24 CLR2468*3050 SH2050 SH2050 SH(3) 2020 FX2020 AWNUPDN3080 FR DR*5050 SL30x24 CLRT.P.T.R.T.H.246826805068 BI-PASS246826683080 FR DRUPDN2040 SHT.P.30x24 CLRT.H.T.R.3050 SHK-2268-8MEMOIRSLAVATORYFIRECLAY 246824683050 SHLC3080 FR3050 SH3050 SHLC2050 SH2050 SH2050 SH2050 SH3050 SH3050 SH3050 SH2050 SH2050 SH30809070 SECT ROLL-UPUP2040 FX2868DN16070 SECT ROLL-UP 308028683046 SH3068 3080 3046 SH UPDN UPPER FLOOR PLAN 1-3X-4X EXTRA RISER MAIN FLOOR PLAN 1-3X-4X EXTRA RISER LOWER FLOOR PLAN 1-3X-4X EXTRA RISER LIV. KIT. DIN. PDR. DECK BD.2 BTH.1 BTH.2 M.BD. GAR ENT GAR W/ 9X40 TANDEM DIN. KIT. LIV. BD.3 BTH.3 DECK M.BD. BTH.2 BTH.1 BD.2 ENT PORCH GAR W/ 20'-20' PARKING STUDIO 1"15'-8"2"15'-10"1'-512"20'-10" 31'-8" 1"10'-8"2"41'-612"2'-512"41'-0"37'-6"3'-6"1'-0"15'-8"2"16'-2"1" 32'-0"32'-0" 1" 1"15'-8"2"17'-2" 1"2"41'-0"1'-0"9'-7"6'-1"2"6'-1"10'-1" 15'-8"17'-2"3'-10"42'-612"1'-0"1'-0"P3X P4X GAR PLAN 1 INT EXTRA RISER GROUND LIVING: 139 SQ. FT. GARAGE: 457 SQ. FT. PORCH: NA PLAN 3X-4X EXTRA RISER GROUND LIVING: 282 SQ. FT. GARAGE: 445 SQ. FT. PORCH: 37 SQ. FT. PLAN 1 INT EXTRA RISER UPPER LIVING: 676 SQ. FT. PLAN 3X-4X UPPER LIVING: 616 SQ. FT. PLAN 1 INT EXTRA RISER MAIN LIVING: 676 SQ. FT. TOTAL LIVING: 1,491 SQ. FT. DECK:59 SQ. FT. PLAN 3X-4X MAIN LIVING: 634 SQ. FT. TOTAL LIVING: 1,533 SQ. FT. DECK:57 SQ. FT.45'-3"42'-0"5'-10"3'-10"2'-0"2'-10"4'-6" x 6'-0" AREA IN FRONT OF DOOR16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"1'-0"1'-0"10'-4" C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 1-3X-4X EXTRA RISER A2.2.2 1/4" = 1'-0" 2 Page 331 30809070 SECT ROLL-UPUP28682040 FX16070 SECT ROLL-UP 308028683046 SH3068 3080 3046 SH LOWER FLOOR PLAN 1-3X-4X METER PLAN 1 INT GROUND LIVING: 52 SQ. FT. GARAGE: 446 SQ. FT. PORCH: 15 SQ. FT. PLAN 3X-4X METER GROUND LIVING: 286 SQ. FT. GARAGE: 448 SQ. FT. PORCH: 37 SQ. FT. METER STACK TESTBLOCK & METER HOUSE PANEL SPACE FOR LV PULL MAIN FEEDER METER STACK METER STACK SPACER P3X P4X 1"10'-612"20'-10" 31'-612"2'-10"41'-612"42'-612"1'-612"24'-612"16'-512"1 2" 31'-8"2'-10" 15'-10" 2" 2"15'-61 2"1'-0"4'-6" x 6'-0" AREA IN FRONT OF DOOR1'-0"1'-0"GAR W/ 9X40 TANDEM CONC./9'-1" GAR W/ 20'-20' PARKING CONC./9'-1" C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 1-3X-4X METER A2.2.3 1/4" = 1'-0" 2 Page 332 30809070 SECT ROLL-UP UP 28682040 FX MAIN FLOOR PLAN PLAN 1X GROUND FLOOR PLAN PLAN 1X UPPER LIVING: 657 SQ. FT. MAIN LIVING: 669 SQ. FT. TOTAL LIVING: 1388 SQ. FT. DECK: 35 SQ. FT. GROUND LIVING: 62 SQ. FT. GARAGE: 558 SQ. FT. PORCH: 21 SQ. FT. UPPER FLOOR PLAN PLAN 1X 15'-10" 1"15'-8"1"2'-512"37'-612"4'-0"2'-512"41'-612"5'-71 2"1"10'-01 2" 15'-10" 1" 2020 AWN UP DN 3080 FR DR2040 SH *5050 SL 30x24 CLRT.P.T.R.T.H.2468 2680 5068 BI-PASS 24682668 3080 FR DR ENT30x24 CLRT.P.30x24 CLR*4050 SL FX4DNF049 DN 2040 SH*5050 SL T.H.T.R. T.H.T.R.T.P.+36" 4068 BI-PASS 2468 266826682668 OPT 2468 28802468210802468 15'-10" 1"15'-8"1"44'-0"42'-0"1" 15'-10" 1" 15'-10" 1"15'-8"1"44'-0"44'-0"1" 15'-10" 1" GAR GAR W/ 9X40 TANDEM DIN. KIT. LIV. BD.3 BTH.3 DECK M.BD. BTH.2 BTH.1 BD.2 4'-1"4'-6" x 6'-0" AREA IN FRONT OF DOOR16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"16 RISERS @ 7.75"15 TREADS @ 10.5"8'-8"1'-0"C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 1X A2.3.1 1/4" = 1'-0" Page 333 PLAN 5X1.1 ADA LIVING: 328 SQ. FT. PLAN 5X1.2 ADA LIVING: 328 SQ. FT. T.B. T.P.T.R.T.B.T.P.T.R.30683068 2040 SH 2040 SH *3050 SH3080 3080*2-3050 SH 3068 T.B. T.P.T.R.T.B.T.P.T.R.306830803080 2040 SH 2040 SH 2-3050 SH 3-3050 SH2468 2468 2468 2468 MAIN FLOOR PLAN PLAN 5X GROUND FLOOR PLAN PLAN 5X ADA BTH. ADA STUDIO PLAN 5X1.1 ADA PLAN 5X1.2 ADA BTH. ADA STUDIO PLAN 5X1.3 LIVING: 328 SQ. FT. PLAN 5X1.4 LIVING: 328 SQ. FT. BTH. STUDIO PLAN 5X1.3 PLAN 5X1.4 BTH. STUDIO 36'-8"20'-6" 20'-6"16'-0"2"20'-6"36'-8"16'-0"4'-6"16'-0"2"20'-6"36'-8"20'-6" 20'-6"16'-0"2"20'-6"36'-8"16'-0"4'-6"16'-0"2"20'-6"4'-6" x 6'-0" AREA IN FRONT OF DOOR C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 5X A2.4.1 1/4" = 1'-0" Page 334 T.B.T.P.T.R.2468 308 0 *2-3050 SH 266826684046 SL*2-3050 SH 24682-3050 SH 5068 BI-PASS 20682040 SH2040 SH2040 SH2040 SHT.B.T.P.T.R.3068 30 8 0 3050 SL TEMP.266830684046 SL 6080 SLGD 2-3050 SH 246820682040 SH2040 SHTOTAL (GROUND) LIVING: 721 SQ. FT. MAIN FLOOR PLAN PLAN 6X GROUND FLOOR PLAN PLAN 6X ADA10'-6"12'-8"3'-4"6'-6"2'-10"2'-4"11'-6"11'-10"10'-8" 22'-6"4'-0"20'-6"16'-6"7'-71 2"11'-4"37'-0"31'-81 4" TOTAL (UPPER) LIVING: 721 SQ. FT.10'-614"12'-8"3'-4"6'-6"2'-10"2'-4"11'-6"11'-41 2"10'-8" 26'-93 4"20'-6"37'-0"16'-6"7'-71 2"11'-4"37'-0"31'-81 4" 12'-83 4" KIT. LIV. BD.2 BD.1KIT. LIV. BD.2 BD.1 BTH. BTH. ADA PLAN 6X PLAN 6X ADA 12'-83 4" 4'-91 4"37'-0"4'-6" x 6'-0" AREA IN FRONT OF DOOR C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 6X A2.5.1 1/4" = 1'-0" 2 Page 335 UPPER LIVING: 704 SQ. FT.MAIN LIVING: 682 SQ. FT. TOTAL LIVING: 1540 SQ. FT. DECK: 18 SQ. FT. GROUND LIVING: 154 SQ. FT. GARAGE: 493 SQ. FT. UPPER FLOOR PLAN PLAN 7X MAIN FLOOR PLAN PLAN 7X GROUND FLOOR PLAN PLAN 7X 2880 SOLID CORE 16070 SECT. GAR. DR. 3080 FIBERGLASS 3456789101112131415161 2 248017UP 22682050 SH 2050 SH3050 SH DN345678910111213141516 1 2 3456781314151621103'-10" UP T.P.911122468 5046 SL8080 SGD2868 24802040 SH2050 SH24685080 BI-PASST.P. T.R. T.H. T.P. 2668 OPT. T.R.FX4DNF0493050 SH 3050 SH*3050 SH3050 SH*3050 SH*266826686068 BI-PASS 2681 BARNOPT.210683456781314151621101112DN 5068 BI-PASS 24'-0"29'-0" 29'-0"24'-0"26'-4"29'-0" 29'-0"24'-0"26'-4"31'-10" 29'-0"24'-0"2'-4"14'-6"14'-6"14'-6"14'-6"2'-4"16'-4"7'-8"7'-4"9'-4"7'-4"BTH. KIT. LIV.BD.2 BD.3 BD.1 ENT.GAR. PDR. DECK GAR W/ 20'-20' PARKING DIN. 5'-0" x 5'-0" AREA IN FRONT OF DOOR 5'-6"8'-81 2"1'-0"C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 7X A2.6.1 1/4" = 1'-0" Page 336 9070 SECT ROLL-UP UP UPPER LIVING: 447 SQ. FT.MAIN LIVING: 454 SQ. FT. TOTAL LIVING: 947 SQ. FT. GROUND LIVING: 46 SQ. FT. GARAGE: 373 SQ. FT. UPPER FLOOR PLAN PLAN 8X MAIN FLOOR PLAN PLAN 8X GROUND FLOOR PLAN PLAN 8X 30x24 CLR T.P.T.R.UP DN 2040 SH 4046 SL3050 SH 3050 SH 30x24 CLR T.P.T.R.DN 4050 SL*4050 SL*2040 SH2040 SH2040 SH 246821068 6068 BI-PASS2668 26686068 BI-PASS22'-012"20'-0" 20'-0"12'-0"10'-012"22'-012"24'-0"16'-6" 19'-6"24'-0"24'-0"22'-0" 20'-0"24'-0"2'-6"10'-8"10'-10"11'-312"12'-812"5'-6" 2'-6" 22'-0" 2'-0" 22'-0" BD.2 BD.1 BTH.1 LNDY. KIT. DIN. LIV.DECK PDR. GAR GAR W/ 9X20 5'-0" x 5'-0" AREA IN FRONT OF DOOR 1'-0"3 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 8X A2.7.1 1/4" = 1'-0" Page 337 METERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACER9070 SECT ROLL-UP UP UPPER LIVING: 447 SQ. FT.MAIN LIVING: 522 SQ. FT. TOTAL LIVING: 1015 SQ. FT. GROUND LIVING: 46 SQ. FT. GARAGE: 313 SQ. FT. UPPER FLOOR PLAN PLAN 8X MAIN FLOOR PLAN PLAN 8X GROUND FLOOR PLAN PLAN 8X - METER 30x24 CLR T.P.T.R.UP DN 2040 SH 4046 SL3050 SH 3050 SH 30x24 CLR T.P.T.R.DN 4050 SL*4050 SL*2040 SH2040 SH2040 SH 246821068 6068 BI-PASS2668 26686068 BI-PASSBD.2 BD.1 LNDY. KIT. DIN. LIV.DECK PDR. GAR GAR W/ 9X20 22'-012"20'-0" 20'-0"12'-0"10'-012"22'-012"24'-0"16'-6" 19'-6"24'-0"24'-0"22'-0" 20'-0"24'-0"2'-6"10'-8"10'-10"11'-312"12'-812"5'-6" 2'-6" 22'-0" 2'-0" 22'-0" 2'-0" 5'-0" x 5'-0" AREA IN FRONT OF DOOR 1'-0"3 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: PLAN 8X METER A2.7.2 1/4" = 1'-0" Page 338 9'-1"9'-1"9'-1"ENT. LIV.BD. 3 BD. 2 W.I.C. GAR. ATTICFAU42"MIN.ROOF WELL WALLS TO SCREEN ROOF TOP EQUIPMENT CONDENSOR SOLAR PANELS ROOF VENT TYP. UPPER PLATE UPPER SUBFLR MAIN PLATE SOG MAIN SUBFLR GROUND PLATE7'-0"ATTIC SPACE 7'-0"ATTIC SPACE NOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"BUILDING A PLAN 1 - SECTION A± 45'-0"BUILDING HT. FROM TOP OF ROOF TO LOWEST GRADEFF: 330.80 GAR: 326.4013'-512"9'-1"9'-1"ENT. LIV.BD. 3 BD. 2 W.I.C. GAR. ATTICFAU42"MIN.ROOF WELL WALLS TO SCREEN ROOF TOP EQUIPMENT CONDENSOR SOLAR PANELS ROOF VENT TYP. UPPER PLATE UPPER SUBFLR MAIN PLATE SOG MAIN SUBFLR GROUND PLATE7'-0"ATTIC SPACE 7'-0"ATTIC SPACE NOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"BUILDING B PLAN 1 - SECTION B± 42'-0"BUILDING HT. FROM TOP OF ROOF TO LOWEST GRADEFF: 329.20 GAR: 326.7011'-634"MAXIMUM HEIGHT MAXIMUM HEIGHT A A1.1.2 B A1.2.2 EXISTING GRADE EXISTING GRADE 9'-1"4 4 SCALE: CONCEPTUAL BUILDING HEIGHT (A&B) A2.8.1 3/16"=1'-0" C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.02.2024 317076.00 z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Unit Plans\Plan 1\BS\317076_BS Plan 1.dwg, 12/2/2024 7:48:45 AM, yanni Page 339 NOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"BUILDING C PLAN 7X & 8X - SECTION C 325.901ST FLR S.O.G 325.20 1ST FLR S.O.G 326.20 @ PLAN 8X GAR.9'-1"8'-7"1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE 10'-7"LIV. BD.1 KIT. GAR. 326.70 @ PLAN 8X FF BD.2 LIV. BD.1 KIT. GAR. BD.2 ENT. 325.9 @ PLAN 7X FF 9'-1"8'-7"11'-7"1ST FLR. PLATE 2ND FLR. SUBFLR. 2ND FLR. PLATE 3RD FLR. SUBFLR. 3RD. FLR. PLATE ± 42'-10"BUILDING HT. FROM TOP OF ROOF TO LOWEST GRADE12'-3"MAXIMUM HEIGHT PLAN 8X PLAN 7X C A1.3.2 EXISTING GRADE 4 SCALE: CONCEPTUAL BUILDING HEIGHT (C) A2.8.2 3/16"=1'-0" C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.02.2024 317076.00 3 z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Unit Plans\Plan 1\BS\317076_BS Plan 1.dwg, 12/2/2024 7:48:47 AM, yanni Page 340 9'-1"9'-1"9'-1"ENT. LIV.BD. 3 BD. 2 W.I.C. GAR. ATTICFAU42"MIN.ROOF WELL WALLS TO SCREEN ROOF TOP EQUIPMENT CONDENSOR SOLAR PANELS ROOF VENT TYP. UPPER PLATE UPPER SUBFLR MAIN PLATE SOG MAIN SUBFLR GROUND PLATE7'-0"ATTIC SPACE 7'-0"ATTIC SPACE NOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"BUILDING D PLAN 1 - SECTION D± 42'-4"BUILDING HT. FROM TOP OF ROOF TO LOWEST GRADEFF: 324.50 GAR: 323.2010'-412"9'-1"9'-1"9'-1"ENT. LIV.BD. 3 BD. 2 W.I.C. GAR. ATTICFAU42"MIN.ROOF WELL WALLS TO SCREEN ROOF TOP EQUIPMENT CONDENSOR SOLAR PANELS ROOF VENT TYP. UPPER PLATE UPPER SUBFLR MAIN PLATE SOG MAIN SUBFLR GROUND PLATE7'-0"ATTIC SPACE 7'-0"ATTIC SPACE NOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"BUILDING E PLAN 1 - SECTION E± 42'-0"BUILDING HT. FROM TOP OF ROOF TO LOWEST GRADEFF: 324.50 GAR: 323.4010'-2"MAXIMUM HEIGHT MAXIMUM HEIGHT D A1.4.1 E A1.5.2 EXISTING GRADE EXISTING GRADE FF: 324.50 4 4 SCALE: CONCEPTUAL BUILDING HEIGHT (D&E) A2.8.3 3/16"=1'-0" C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.02.2024 317076.00 3 z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Unit Plans\Plan 1\BS\317076_BS Plan 1.dwg, 12/2/2024 7:48:49 AM, yanni Page 341 SECTION F PLAN 2 @ BLDG. B (SIM. @ OTHER BLDGS.) UPPER PLATE UPPER SUBFLR MAIN PLATE SOG MAIN SUBFLR GROUND PLATE 9'-1"9'-1"9'-1"ENT. LIV.BTH.3 BTH. 2 W.I.C. GAR. LNDY. FAU ATTIC ± 41'-6" BUILDING AT HIGHEST GROUND EL42"MIN.ROOF WELL WALLS TO SCREEN ROOF TOP EQUIPMENT SOLAR PANELS ROOF VENT TYP.±12" ATMAJOR GABLESNOTE - REFER TO ROOF PLANS FOR ATTIC SPACE OVER 7'-0"7'-0"ATTIC SPACE 7'-0"ATTIC SPACE EXISTING GRADE 5 SCALE: CONCEPTUAL UNIT SECTION (PLAN 2 TYP.) A2.8.4 3/16"=1'-0" C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.20.2024 317076.00 z:\317076_los_gatos_a\Dwgs\DR-SD\Dwgs\Unit Plans\Plan 1\BS\317076_BS Plan 1.dwg, 1/23/2025 1:53:39 PM, yanni Page 342 GROUND FLOOR PLAN BLDG. A METER STACK TESTBLOCK& METER HOUSEPANEL SPACEFOR LV PULL MAIN FEEDER METERSTACK METER STACK SPACER 30x24 CLRT.P.T.R.T.H.DNUP3X-4XA 1C 3-4C 1A 1A 2B 3-4C 3X-4XA-M1XA1A1C 174'-4"42'-612"174'-4"2'-512"42'-612"15'-10" PLAN 3X-4X - METER EXT. RISER 2"15'-8" PLAN 2 EXT. RISER 15'-10" PLAN 3X-4X EXT. RISER 20'-10"20'-8"10'-8"2"1'-512"15'-8" PLAN 1 EXT. RISER 2"15'-8" PLAN 1 EXT. RISER 15'-8" PLAN 3-4 EXT. RISER 15'-8" PLAN 1 EXT. RISER 10'-8"20'-8"10'-8"15'-8"20'-8"10'-8"20'-10"10'-8" 15'-8" PLAN 1X EXT. RISER 15'-8" PLAN 1 EXT. RISER 2"15'-8" PLAN 3 EXT. RISER 15'-8" PLAN 1 EXT. RISER 2"2"2"2"2"2"2" 2"2"2"2"2"2"2"2"2'-10"2'-10"1'-612"24'-612"16'-512"2'-10"C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. A - GROUND FLOOR PLAN A3.1.1 1/8" = 1'-0" 1 Page 343 T.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAYT.P.T.R.T.H.T.P.T.H.T.R. K-2268-8MEMOIRSLAVATORYFIRECLAYT.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY T.P.T.R.T.H.T.P.T.H.T.R. K-2268-8MEMOIRSLAVATORYFIRECLAYT.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAYT.P.T.R.T.H.3X-4XA 1C 3-4C 1A 1A 2B 3-4C 3X-4XA-M1XA 1A 1C MAIN FLOOR PLAN BLDG. A 175'-2"40'-6"175'-0"4'-6"40'-6"16'-8" PLAN 3X-4X - METER 2"15'-8" PLAN 2 15'-10" PLAN 3X-4X3'-6"15'-8" PLAN 1 2"15'-8" PLAN 1 15'-8" PLAN 3-4 15'-8" PLAN 1 15'-8" PLAN 1X 15'-8" PLAN 1 2"15'-8" PLAN 3 15'-8" PLAN 1 2"2"2"2"2"2"2" 16'-2"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"16'-2"2"2"2"2"2"2"2"2"2"2" 2'-6" 2'-10" C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. A - MAIN FLOOR PLAN A3.1.2 1/8" = 1'-0" Page 344 T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.T.P.FX4DNF049 T.R.T.R.T.H.T.R.T.P.T.H.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.T.P.FX4DNF049T.R.T.R.T.H.T.R.T.P.T.H.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.FX4DNF049T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.3X-4XA 1C 3-4C 1A 1A 2B 3-4C 3X-4XA-M1XA 1A 1C UPPER FLOOR PLAN BLDG. A 176'-0"39'-0"175'-0"3'-0"39'-0"16'-8" PLAN 3X-4X - METER 2"15'-8" PLAN 2 16'-8" PLAN 3X-4X2'-0"15'-8" PLAN 1 2"15'-8" PLAN 1 15'-8" PLAN 3-4 15'-8" PLAN 1 15'-8" PLAN 1X 15'-8" PLAN 1 2"15'-8" PLAN 3 15'-8" PLAN 1 2"2"2"2"2"2"2" 16'-2"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"16'-2"2"2"2"2"2"2"2"2"2"2" C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. A - UPPER FLOOR PLAN A3.1.3 1/8" = 1'-0" Page 345 ROOF PLAN BLDG. A 10:12RIDGEVALLEYVALLEY9'-0"VALLEYHI P VALLEYHIP10:12 10:12 4:12 4:12 4:12 10:12RIDGEVALLEYVALLEY9'-0"VALLEYHIPVALLEYHIP10:12 VALLEYHI P VALLEYHIP10:12 VALLEYHIPVALLEYHIP10:12 10:12 9'-0"VALLEYVALLEY10:12 RIDGEVALLEY10:12 10:12 10:12RIDGEVALLEYVALLEY4:12 4:124:124:1210:12 RIDGEVALLEY10:12 10:12RIDGEAC & SOLAR LOCATION TO BE FINALIZED DURING CONSTRUCTION DRAWINGS. AC & SOLAR PANELS TO BE SCREENED BY PARAPET. AREA OF ROOF ATTIC OVER 7'-0" BUILDING A TOTAL = 403 SQ. FT. 12 2'-6"2'-6"1'-6"C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. A - ROOF PLAN A3.1.4 1/8" = 1'-0" Page 346 GROUND FLOOR PLAN BLDG. B T.R.T.P.METERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACERT.P.T.R.T.H.3'-0"T.P.T.R.T.H.3'-0"T.P.T.R.T.H.3'-0"T.B.T.P.T.R.T.B.T.P.T.R.306830683068T.P.T.R.T.H.3'-0"2B1B 1C 2C 1XA 1A 2C 1B 2B 1C5X 2XA-ADA 02 M 196'-10"2'-10"42'-0"196'-10" 2'-10"3'-0"42'-0"17'-10" PLAN 2X ADA - METER 2"15'-8" PLAN 2 20'-8"20'-8"2"10'-8"2"3'-0"15'-8" PLAN 1X 2"15'-8" PLAN 1 10'-8"20'-8"15'-8"10'-8"20'-8"10'-8"22'-10"10'-8" 15'-8" PLAN 1 15'-8" PLAN 1 2"15'-8" PLAN 2 15'-8" PLAN 1 2"2"2"2"2"2"2"15'-8" PLAN 1 15'-8" PLAN 2 15'-8" PLAN 2 20'-6" PLAN 5X1.1 & 5X1.2 24'-612"17'-512"5'-4"20'-8"16'-0"16'-2"4'-6"2"2"2"2"2"2"2"2"1'-3"C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. B - GROUND FLOOR PLAN A4.1.1 1/8" = 1'-0" Page 347 UP DN T.P.30x24 CLRT.H.T.R. K-2268-8MEMOIRSLAVATORYFIRECLAY LC LC UP DN T.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP DN T.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP DN T.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP DN T.P.T.R.T.H.T.B.T.P.T.R.T.B.T.P.T.R.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP DN T.P.T.R.T.H.UPDNT.P.T.R.T.H.MAIN FLOOR PLAN BLDG. B 195'-8"4'-0"46'-3"195'-8"4'-0"3'-6"45'-0"16'-8" PLAN 2X ADA - METER 2"15'-8" PLAN 2 15'-8" PLAN 1 2"15'-8" PLAN 1 15'-8" PLAN 1X 15'-8" PLAN 1 2"15'-8" PLAN 2 15'-8" PLAN 1 2"2"2"2"2"2"2"15'-8" PLAN 1 15'-8" PLAN 2 15'-8" PLAN 2 20'-6" PLAN 5X1.1 & 5X1.2 24'-4"16'-2"8'-4"20'-8"16'-0"16'-2"4'-6"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"16'-8"2"2"2"2"2"2"2"2"2"2"2" 2B1B 1C 2C 1A 1A 2C 1B 2B 1C5X 2XA-ADA 02 M1'-3"1'-0"C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. B - MAIN FLOOR PLAN A4.1.2 1/8" = 1'-0" Page 348 UPPER FLOOR PLAN BLDG. B FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.T.P. DN FX4DNF049T.R.T.R.T.H.T.R.T.P.30x24 CLRT.H.16 RISERS @ 7.75"15 TREADS @ 10.5"+36" 30x24 CLRT.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.195'-8"4'-0"42'-0"195'-8"4'-0"3'-0"39'-0"16'-8" PLAN 2X ADA - METER 2"15'-8" PLAN 23'-0"15'-8" PLAN 1 2"15'-8" PLAN 1 15'-8" PLAN 1X 15'-8" PLAN 1 2"15'-8" PLAN 2 15'-8" PLAN 1 2"2"2"2"2"2"2"15'-8" PLAN 1 15'-8" PLAN 2 15'-8" PLAN 2 20'-6" PLAN 5X1.1 & 5X1.2 24'-612"14'-512"5'-4"20'-8"16'-0"16'-2"4'-6"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"15'-8"16'-8"2"2"2"2"2"2"2"2"2"2"2" 2B1B 1C 2C 1A 1A 2C 1B 2B 1C5X 2XA-ADA 02 M C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. B - UPPER FLOOR PLAN A4.1.3 1/8" = 1'-0" Page 349 ROOF PLAN BLDG. B 10:12RIDGEHIPVALLEY10:12RIDGEVALLEY9'-0"VALLEYHIPVALLEYHIP10:1210:12 10:12 10:12 11'-0"9'-0"11'-0"10:12RIDGEHI P VALLEY10:12RIDGEVALLEYVALLEY10:12RIDGEVALLEYVALLEY10:12RIDGEVALLEY10:12 RIDGEVALLEY10:129'-0"VALLEYHI P VALLEYHIP10:12 10:12RIDGEVALLEYVALLEY10:12RIDGEVALLEYVALLEY10:12 4:12 4:12 4:12 4:12 4:12 RIDGE VALLEY4:12 HIPHIP4:12 4:124:12VALLEYAC & SOLAR LOCATION TO BE FINALIZED DURING CONSTRUCTION DRAWINGS. AC & SOLAR PANELS TO BE SCREENED BY PARAPET. AREA OF ROOF ATTIC OVER 7'-0" BUILDING B TOTAL = 1087 SQ. FT. 12 2 10:12 2 4:12 10:1210:122B1B 1C 2C 1A 1A 2C 1B 2B 1C5X 2XA-ADA 02 M C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. B - ROOF PLAN A4.1.4 1/8" = 1'-0" Page 350 GROUND FLOOR PLAN BLDG. C UPUP 30x24 CLRT.P.T.R.T.H.T.B.T.P.T.R.3456789101112131415161217UPMETERSTACK TESTBLOCK& METER HOUSEPANEL SPACEFOR LV PULL MAIN FEEDER METERSTACK METERSTACK SPACER UPUP 30x24 CLRT.P.T.R.T.H.UP30x24 CLRT.P.T.R.T.H. 169'-014"55'-4"169'-014"3'-0"42'-0"2" 20'-0" PLAN 8X - METER 20'-8"2"2'-6"15'-8" PLAN 1 2"24'-0" PLAN 7X 10'-8"20'-8"15'-8"10'-8"20'-8"10'-8"31'-814" 15'-8" PLAN 1 15'-8" PLAN 1 2"15'-8" PLAN 2 31'-814" PLAN 6X 2"2"2"2"2"15'-8" PLAN 1X 15'-8" PLAN 2 15'-8" PLAN 2 20'-6"16'-6"21'-6"31'-2"2'-2"4'-0"2"2"2"2"2"2"2"0" 2'-4"37'-0"5'-0"10'-10"2"6"29'-0"24'-0"1XD-R 2B 2B-R 2C-R1A1B1A-R7X-R 6X 8X C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. C - GROUND FLOOR PLAN A5.1.1 1/8" = 1'-0" Page 351 UP DN T.P.30x24 CLRT.H.T.R. K-2268-8MEMOIRSLAVATORYFIRECLAYCPTTILE UPDN30x24 CLRT.P.T.R.T.H.UPDNT.P.30x24 CLRT.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP DN30x24 CLRT.P.T.R.T.H.UPDNT.P.30x24 CLRT.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY CPTTILEUP DN30x24 CLRT.P.T.R.T.H.T.B.T.P.T.R.DN3456789101112131415161234567813 14 15 16 21103'-10"UPT.P.9111230x24 CLRT.P.T.R.UPDNUPDN30x24 CLRT.P.T.R.T.H.MAIN FLOOR PLAN BLDG. C 169'-014"56'-0"169'-014"3'-0"40'-0"2" 22'-0" PLAN 8X - METER 2"2'-6"15'-8" PLAN 1X 2"26'-4" PLAN 1 15'-8"31'-814" 15'-8" PLAN 1 15'-8" PLAN 1 2"15'-8" PLAN 2 31'-814" PLAN 1 2"2"2"2"2"15'-8" PLAN 1X 15'-8" PLAN 2 15'-8" PLAN 2 20'-6"16'-6"21'-6"29'-0"2'-10"2"2"4'-4"37'-0"3'-0"13'-6"15'-8"2"15'-8"2"15'-8"2"15'-8"2"15'-8"2"15'-8"6"24'-0"31'-10"2"1XD-R 2B 2B-R 2C-R1A1B1XA-R7X-R 6X 8X C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. C - MAIN FLOOR PLAN A5.1.2 1/8" = 1'-0" Page 352 UPPER FLOOR PLAN BLDG. C T.P.T.R.T.H.T.P.T.R.34567813 14 15 16 21101112DNT.P.T.R .DNT.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.FX4DNF049T.R.T.R.T.R.T.P.T.H.T.P.T.H.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.169'-014"56'-0"169'-014"3'-0"39'-0"2" 22'-0" PLAN 8X - METER 2"2'-6"15'-8" PLAN 1X 2"26'-4" PLAN 1 15'-8"31'-814" 15'-8" PLAN 1 15'-8" PLAN 1 2"15'-8" PLAN 2 31'-814" PLAN 1 2"2"2"2"2"15'-8" PLAN 1X 15'-8" PLAN 2 15'-8" PLAN 2 20'-6"16'-6"21'-6"29'-0"2'-10"2"2"4'-4"37'-0"2'-0"14'-6"15'-8"2"15'-8"2"15'-8"2"15'-8"2"15'-8"2"15'-8"6"24'-0"31'-10"2"1XD-R 2B 2B-R 2C-R1A1B1XA-R7X-R 6X 8X C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. C - UPPER FLOOR PLAN A5.1.3 1/8" = 1'-0" Page 353 ROOF PLAN BLDG. C VALLEYHIP10:12 4:12 VALLEYHIP10:12 VALLEYVALLEYHIP10:12 VALLEYHIPVALLEYHIP10:12 10:12 VALLEYVALLEY10:12 10:12RIDGEVALLEYVALLEY4:12 4:124:1210:12RIDGE10:12 RIDGE 10:12 VALLEYHIPHIPVALLEYHIPVALLEYHIP10:12VALLEY10:12RIDGEVALLEYVALLEYHIP10:1210:12RIDGE4:12 RIDGE HI P 4: 1 2 4:12 4:12VALLEY10:1210:12 10:12 10:124:12 AC & SOLAR LOCATION TO BE FINALIZED DURING CONSTRUCTION DRAWINGS. AC & SOLAR PANELS TO BE SCREENED BY PARAPET. 4: 1 2 4:12 AREA OF ROOF ATTIC OVER 7'-0" BUILDING C OTAL = 543 SQ. FT. 1 2 2 10:1210:1210:121XD-R 2B 2B-R 2C-R1A1B1XA-R7X-R 6X 8X C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. C - ROOF PLAN A5.1.4 1/8" = 1'-0" Page 354 UPT.R.T.P.30x24 CLRT.P.T.R.T.H.3 4 5 6 7 8 9 10 11 12 13 14 15 16 1217 UPMETERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACERUP T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY30x24 CLRT.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY 30x24 CLRT.P.T.R.T.H.T.P.T.P.T.R.GROUND FLOOR PLAN BLDG. D MAIN FLOOR PLAN BLDG. D 91'-10"55'-4"85'-6"3'-0"42'-0"20'-0" PLAN 8X - METER 20'-8"2"1'-1112"15'-8" PLAN 1 ADA 2"24'-0" PLAN 7X 10'-8"22'-10"10'-8" 17'-10" PLAN 2X ADA - METER 2"2"2"15'-8" PLAN 2 15'-8" PLAN 1 ADA 22'-012"31'-2"2'-2"2"2"2" 6'-4" 2'-4"10'-10"2"6"29'-0"24'-0"91'-2"52'-10"85'-10"4'-6"40'-6"22'-0" PLAN 8X - METER 15'-8"2" 15'-8" PLAN 1 2"24'-0" PLAN 7X 15'-8"16'-2"15'-8" 17'-2" PLAN 2X ADA - METER 2"2"2"15'-8" PLAN 2 15'-8" PLAN 1 31'-2"2'-2"2" 4'-4" 2'-4"10'-10"2"29'-0"21'-6"2"2"6"2'-6"2XA-R- ADA 01 2B-R1A ADA-R 7X2XA-R- ADA 01 2B-R1A1XA-R 7X 8X-M8X-M 1A ADA C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. D - GROUND & MAIN FLOOR PLAN A6.1.1 1/8" = 1'-0" Page 355 T.P.T.R.T.H.T.P.T.R.3 4 5 6 7 8 131415162 1 101112DNT.P.T.R.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.R.T.R.T.H.T.R.T.P.T.H.UPPER FLOOR PLAN BLDG. D 91'-2"56'-6"85'-10"4'-6"37'-6"22'-0" PLAN 8X - METER 15'-8"2" 15'-8" PLAN 1 2"24'-0" PLAN 7X 15'-8"16'-2"15'-8" 17'-2" PLAN 2X ADA - METER 2"2"2"15'-8" PLAN 2 15'-8" PLAN 1 31'-10"2'-10"2" 4'-4" 2'-4"14'-6"2"29'-0"24'-0"2"2"6"2XA-R- ADA 01 2B-R1A1XA-R 7X 8X-M ROOF PLAN BLDG. D VALLEYHIP10:12 VALLEYHI P 10:12 VALLEYHIPVALLEYHIP10:12 10:12 4:12 4:124:1210:12 RIDGE 10:12 VALLEYHIPHI PVALLEY H I PVALLEYHIP10:12 VALLEYVALLEYHIP10:1210:12RIDGE10:1210:12 10:12 10:1210:12 RIDGEVALLEY10:12 HI P 4:12 10:12AC & SOLAR LOCATION TO BE FINALIZED DURING CONSTRUCTION DRAWINGS. AC & SOLAR PANELS TO BE SCREENED BY PARAPET. AREA OF ROOF ATTIC OVER 7'-0" BUILDING D TOTAL = 522 SQ. FT. 12 10:122XA-R- ADA 01 2B-R1A1XA-R 7X 8X-M C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. D - UPPER FLOOR PLAN & ROOF PLAN A6.1.2 1/8" = 1'-0" Page 356 GROUND FLOOR PLAN BLDG. E T.P.T.R.T.H.T.P.T.R.T.H.T.R.T.H.T.R.T.H.METERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACER126'-10"42'-612"126'-10"2'-512"42'-612"15'-10" PLAN 2X 2"2'-512"15'-8" PLAN 1 2" 20'-8"10'-8"20'-8"10'-8"20'-10"10'-8" 15'-8" PLAN 2 15'-8" PLAN 1 2"15'-8" PLAN 2 15'-8" PLAN 1 2"2"2"2"15'-10" PLAN 2X 15'-8" PLAN 1 2'-612"24'-612"15'-512"2'-10" 2"2"2"2"2"20'-10"10'-8"45'-0"2'-10" 1C 2C 1A 1A 2C 1C2XA 2XA-MTR C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. E - GROUND FLOOR PLAN A7.1.1 1/8" = 1'-0" Page 357 T.P.T.H.T.R. K-2268-8MEMOIRSLAVATORYFIRECLAY30x24 CLRT.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY30x24 CLRT.P.T.R.T.H.T.P.T.H.T.R. K-2268-8MEMOIRSLAVATORYFIRECLAY 30x24 CLRT.P.T.R.T.H.T.P.T.H.T.R.K-2268-8MEMOIRSLAVATORYFIRECLAY 30x24 CLRT.P.T.R.T.H.MAIN FLOOR PLAN BLDG. E 129'-6"42'-0"127'-6"4'-6"40'-6"17'-2" PLAN 2X 2"3'-0"15'-8" PLAN 1 2" 15'-8"15'-8"16'-2"15'-8" 15'-8" PLAN 2 15'-8" PLAN 1 2"15'-8" PLAN 2 15'-8" PLAN 1 2"2"2"2"17'-2" PLAN 2X 15'-8" PLAN 1 2'-0"24'-612"15'-512"2'-6" 2"2"2"45'-0"1'-6" 2"2"15'-8"2"15'-8"15'-8"2"16'-2" 1C 2C 1A 1A 2C 1C2XA 2XA-MTR C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. E - MAIN FLOOR PLAN A7.1.2 1/8" = 1'-0" Page 358 UPPER FLOOR PLAN BLDG. E T.P.FX4DNF049T.R.T.R.T.H.T.R.T.P.T.H.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.T.P.FX4DNF049 T.R.T.R.T.H.T.R.T.P.T.H.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.FX4DNF049T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049 T.H.T.R. T.H.T.R.T.P.FX4DNF049 T.R.T.R.T.R.T.P.T.H.T.P.T.H.T.P.FX4DNF049T.H.T.R.T.H.T.R.T.P.129'-6"41'-0"127'-6"3'-0"39'-0"17'-2" PLAN 2X 2"1'-0"15'-8" PLAN 1 2" 15'-8"15'-8"16'-2"15'-8" 15'-8" PLAN 2 15'-8" PLAN 1 2"15'-8" PLAN 2 15'-8" PLAN 1 2"2"2"2"17'-2" PLAN 2X 15'-8" PLAN 1 2'-0"25'-10"13'-2"2"2"2"42'-0"2"2"15'-8"2"15'-8"15'-8"2"16'-2" 1C 2C 1A 1A 2C 1C2XA 2XA-MTR C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. E - UPPER FLOOR PLAN A7.1.3 1/8" = 1'-0" Page 359 ROOF PLAN BLDG. E 10:12RIDGEVALLEYVALLEY9'-0"VALLEYHI P VALLEYHIP10:12 10:12 4:12 4:12 10:12RIDGEVALLEYVALLEY9'-0"VALLEYHIPVALLEYHIP10:12 10:12 RIDGEVALLEY10:12 10:12 9'-0"VALLEYVALLEY10:12 RIDGEVALLEY10:12 10:12 10:12RIDGEVALLEYVALLEY4:12 4:1210:12RIDGEAC & SOLAR LOCATION TO BE FINALIZED DURING CONSTRUCTION DRAWINGS. AC & SOLAR PANELS TO BE SCREENED BY PARAPET. AREA OF ROOF ATTIC OVER 7'-0" BUILDING A TOTAL = 201 SQ. FT. 1 2 10:1210:121C 2C 1A 1A 2C 1C2XA 2XA-MTR C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 09.09.2024 317076.00 SCALE: BLDG. E - ROOF PLAN A7.1.4 1/8" = 1'-0" Page 360 DN NO PARKINGEV CHARGINGONLYGAR D E N L A N E LOS GATOS BOULEVARD OAK PARK DRIVEBLDG B BLDG C BLDG D BLDG A BLDG EALLEY 'B'ALLEY 'A 'ALLEY 'C'DRIVE 'D'C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.13.2024 3867-000 H:\3867-000\ACAD\TM\TITLE SHEET.DWG CONTACTS: VICINITY MAP LEGEND: SITE CALIFORNIA17 SHEET INDEX SHEET NO.SHEET TITLE 9060300 ABBREVIATIONS Page 361 GARDEN LANE LOS GATOS BOULE V ARD OAK PARKDRIVE OAKDALEDRIVELOT 1 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.13.2024 3867-000 H:\3867-000\ACAD\TM\LOTTING PLAN.DWG LEGEND PROPOSED DESCRIPTIONEXISTING 6040200 CONTACTS: GENERAL NOTES: ABBREVIATIONS Page 362 LOS GATOS BO ULE V ARDOAKDALEDRIVETRACT AAPN 424-19-048 OAK PARKDRIVETRACT BAPN 424-19-049 GARDEN LANE 52 51 50 49 47 48 46 45 44 42 43 76 75 79 77 78 8081 8283 84 858687 88 30 31 3233 35 3436 37 38 39 40 4154 53 555657585960 61 626365 64 69 66 67 687473 72 71 70 BLOS SOM H I L L F AU L T C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.13.2024 3867-000 H:\3867-000\ACAD\TM\EXISTING CONDITIONS.DWG 6040200 LEGEND: 84 Page 363 DN NO PARK ING EV CHARG INGONLYA L L E Y ' A 'ALLEY 'B'ALLEY 'C ' LW LWOAKDALEDRIVE GARDEN LANE LOS GATOS BO ULE V ARD BLDG B BLDG C BLDG D BLDG A BLDG E LW LW DRIVE 'D ' OAK PARKDRIVE TYPICAL LOS GATOS BOULEVARD SECTION TYPICAL ALLEY TYPICAL GARDEN LANE SECTIONXX 6040200 LEGEND: C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.13.2024 3867-000 H:\3867-000\ACAD\TM\PRELIMINARY SITE PLAN.DWG LW NOTES: TYPICAL PARKINGSTRIPING DETAIL Page 364 SECTION AX SECTION E SECTION B SECTION C DN NO PARK ING EV CHARG INGONLYGARDEN LANE LOS GATOS B OULEV AR D OAK PARKDRIVE OAKDALEDRIVEA L L E Y ' A 'ALLEY 'B'ALLEY 'C ' A C B BLDG A BLDG E BLDG D BLDG B E DRIVE 'D ' BLDG C D SECTION D C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.13.2024 3867-000 H:\3867-000\ACAD\TM\PRELIMINARY GRADING & DRAINAGE.DWG 6040200 EARTHWORK NOTES: DESCRIPTION PRELIMINARYEARTHWORK SUMMARY CUT FILL Page 365 TYPICAL SILVA CELL DETAIL DN NO PARK ING EV CHARG INGONLY J T JTJTJTJTJTJT JT JT JT JT JTJTJT JT JTJTJTJTJT JTJ T JT JT JT JT JTJ T J T J T J T J T J T J T J T J T J T J T J T JT JT JT JT JT JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT JT JT JT JT JTJT JTJT JTJTJTJT JT JT JT JT JT JT JT JT JT A L L E Y ' A 'ALLEY 'B'ALLEY 'C 'LOS GATOS BOULE VARDOAKDALEDRIVEGARDEN LANE BLDG B BLDG C BLDG D BLDG A BLDG E DRIVE 'D ' OAK PARKDRIVE SECTION A-A C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.13.2024 3867-000 H:\3867-000\ACAD\TM\PRELIMINARY UTILITY PLAN.DWG 6040200 LEGEND PROPOSED DESCRIPTIONEXISTING UTILITY NOTES: Page 366 LOS GAT OS B O ULE V A R D BLDG B BLDG C BLDG D BLDG A BLDG E GARDEN LANE A L L E Y ' A 'ALLEY 'B'ALLEY 'C ' DMA 1 DMA 2 DRIVE 'D ' OAK PARKDRIVE DMA 3 DMA 4 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.13.2024 3867-000 H:\3867-000\ACAD\TM\PRELIMINARY SWCP.DWG LEGEND 6040200 DMA 1 TYPICAL BIORETENTION DETAIL TYPICAL PERVIOUS PAVER SECTION BIORETENTION BASIN SIZING SUMMARY DMA TOTAL DMAAREA (SF) TOTALIMPERVIOUSAREA (SF) TOTALPERVIOUSAREA (SF) EFFECTIVEIMPERVIOUSAREA (SF) TREATMENTAREAREQUIRED (SF) TREATMENTAREA PROVIDED(SF) SILVA CELLS SIZING SUMMARY DMA TOTALDMA AREA(SF) TOTALIMPERVIOUSAREA (SF) PERVIOUSPAVEMENT(SF) PERVIOUSLANDSCAPEAREA (SF) EFFECTIVEIMPERVIOUSAREA (SF) TREATMENTAREAREQUIRED (SF) SF TREATMENTAREA / SILVACELL SILVA CELLSREQUIRED TOTAL NUMBEROF SILVA CELLSPROVIDED STORMDRAIN MARKER(OR APPROVED EQUAL) Page 367 DN NO PARK ING EV CHARG INGONLYA L L E Y ' A 'ALLEY 'B'ALLEY 'C 'OAKDALEDRIVEGARDEN LANE LOS GATOS BO ULE V ARD DRIVE 'D ' OAK PARKDRIVE BLDG B BLDG C BLDG D BLDG A BLDG E 6040200 LEGEND: C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.13.2024 3867-000 H:\3867-000\ACAD\TM\FIRE ACCESS PLAN.DWG NOTES: FIRE FLOW: SANTA CLARA COUNTY FIRE TRUCKTURNING TEMPLATE SANTA CLARA COUNTY FIRE TRUCK Page 368 DN NO PARK ING EV CHARG INGONLY LW LWOAKDALEDRIVE GARDEN LANE LOS GATOS BO ULE V ARD BLDG B BLDG C BLDG D BLDG A BLDG E LW LW A L L E Y ' A 'ALLEY 'B'DRIVE 'D 'ALLEY 'C ' C R T C R TCRT C R T C R T C R T C R T C R T C R T C R T C R T CRTCRT CRTCRTCRTCRTCRTCRTC R T C R T C R T C R T C R T C R T C R T C R T CRTCRTCRTCRTCRTCRTCRTCRTCRTCRTCRTCRTCRTCRTOAK PARKDRIVE CRTCRTCRT CRT6040200 LEGEND: C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.13.2024 3867-000 H:\3867-000\ACAD\TM\TRASH MANAGEMENT PLAN.DWG T C RTRASH COLLECTION PROCESS: TYPICAL SOLID WASTE TRUCKTURNING TEMPLATE Page 369 A L L E Y ' A 'ALLEY 'B'ALLEY 'C 'OAKDALEDRIVEOAK PARKDRIVEGARDEN LANE LOS GATOS BO ULE V ARD BLDG B BLDG C BLDG D BLDG A BLDG E DRIVE 'D ' 6040200 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.13.2024 3867-000 H:\3867-000\ACAD\TM\PRELIMINARY EROSION CONTROL PLAN.DWG LEGEND Page 370 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 12.13.2024 3867-000 H:\3867-000\ACAD\TM\CLEAN BAY BLUEPRINT.DWG 9060300 Page 371 STREET TREES (GARDEN LANE) MEDIUM CANOPY TREES USED TO PROVIDE SHADE AND A CONSISTENT STREET-SCAPE, CREATING STRUCTURE AND IDENTIFY FOR THE PROJECT.ULMUS PROPINQUA 'JFS-BIEBERICH' / EMERALD SUNSHINE® ELM EVERGREEN ACCENT SMALL/MEDIUM TREES SUITABLE FOR PLANTING ADJACENT BUILDINGS AND OTHERNARROW SPACES.LAURUS NOBILIS / SWEET BAY MAGNOLIA GRANDIFLORA 'LITTLE GEM' / LITTLE GEM DWARF SOUTHERN MAGNOLIA FLOWERING ACCENT SMALL/MEDIUM TREES, USED TO DENOTE WALKWAYS, TRANSITIONS BETWEEN PUBLIC & SEMI-PUBLIC REALMS.LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' / NATCHEZ CRAPE MYRTLE FRUITING ORCHARD TREESURBAN ORCHARD TREES AT "CITRUS GROVE" COMMUNITY SPACE, FWARFVARIETIESCITRUS X VAR. / DWARF CITRUS AS AVAILABLE STREET TREES (LOS GATOS BLVD.) PLANTED IN NEW, LARGER TREE WELLS, WITH ROOT BARRIERS AND DEEP ROOTIRRIGATION. USED SPECIFICALLY TO MATCH EXISTING TREES AND SPACINGACROSS LOS GATOS BLVD, CREATING A CONSISTENT AND SYMMETRICAL ALLEE. PLATANUS X ACERIFOLIA `COLUMBIA` / LONDON PLANE TREE TURFTURF SOD / DROUGHT TOLERANT FESCUE BLEND SHRUBS AND GROUNDCOVER SHRUBS AND GROUNDCOVER (OFF-SITE, WITHIN THE ROW. TO BEINSTALLED, IRRIGATED, AND MAINTAINED WITH THIS PROJECT) GARDEN LANE LOS G A T O S B O U L E V A R D DN BLDG B BLDG C BLDG D BLDG A BLDG E NO PARK ING EV CHARG INGONLY6'-6"7'- 0 "4'-0" CLR.C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 10.23.2024 317076.00 SCALE: L1 PRELIMINARY LANDSCAPE PLAN L1 1" = 20'-0" N 24013 0'20'40' 1" = 20' PLANTING ARCHETYPES LONG-TERM LOCKER,DOUBLE STACK, FOR (8) BICYCLES LIGHTEDBOLLARD, TYP.(30' O.C. MAX) RECREATIONALTURF (NATURAL) FIRE PIT WITH MOVEABLE FURNISHING ON D.G. TREE WELL (NEWENLARGED AREA),TYP. PLANTING SCREENSPARKING FROM STREET VIEWS PER DESIGNSTANDARD A.8.3, TYP.(SEE PLANTING PLAN) LONG-TERM LOCKER,DOUBLE STACK, FOR (4)BICYCLES CENTRAL COURTYARD(COMMUNITY RECREATIONSPACE): SEE AREACALCULATION AT LEFT CITRUS GROVE(COMMUNITY RECREATIONSPACE): SEE AREACALCULATION AT LEFT PRIVATERECREATIONSPACE W/ PICKETFENCE & GATE,TYP. AT BLDG CAND D SILVA CELL STORMWATERSYSTEM TYP., SEE CIVILDRAWINGS (S.C.D.) SEWER EASEMENT(EXISTING) MEDITATION GARDEN(COMMUNITY RECREATIONSPACE): SEE AREACALCULATION AT LEFT MIN. 50% OF PROVIDED FRONT SETBACK (7'-0 MIN.) AT BUILDING A IS LANDSCAPED, (15' REQUIRED "FRONT" SETBACK WAIVED). OF 1,705 SF TOTALFRONT SETBACK AREA, 1,307 SF IS LANDSCAPE (77%)(OBJECTIVE DESIGN STANDARD A.8.1) CLUSTER MAILBOXES:(3) 16-BOX UNITS, (1) 12-BOX UNIT, 55 TOTAL ADDRESSESCLASS II (SHORT-TERM)BICYCLE PARKING, TYP.MIN. 7' X 2' EACH STALL ELECTRICALTRANSFORMER(TYP. OF 3) MAX. 6' HIGH MASONRYWALL AT PROPERTY LINEW/ ADJACENTRESIDENTIAL, ±321 LF, W/6' HIGH WOOD FENCEABOVE TREES PROVIDED AT AMINIMUM RATE OF 1/30LFAT MASONRY WALL PERSTANDARD A.8.b. (11TREES REQ./PROVIDED) MIN. 10' LANDSCAPEBUFFER REQ'D PERSTANDARD A.8.2; NOT MET,WAIVER REQUIRED. 6' HIGH WOOD FENCINGTO DETER ACCESS TO"HIDING SPACE" PERCPTED PRINCIPLES EXISTING STREETLIGHT PLANTING SCREENS PARKING FROM STREETVIEWS PER DESIGNSTANDARD A.8.3, TYP. (SEEPLANTING PLAN) VERTICAL CURB (GRADE SEPARATIONPER DESIGN STANDARDA.1.2), S.C.D. POST-TOPLIGHT, TYP.OF (5) MIN. 50% OF PROVIDED FRONT SETBACK (5'-3" MIN.) AT BUILDING E IS LANDSCAPED, (15' REQUIRED"FRONT" SETBACK WAIVED). OF 618 SF TOTAL FRONTSETBACK AREA, 519 SF IS LANDSCAPE (84%) SHORT-TERM (CLASS II): (STD. A.2)REQUIRED: 55 (1/UNIT),PROVIDED: 20 (GREATER THAN 20 REQUIRES 50% COVERED) LONG-TERM (CLASS I): (STD A.3) REQUIRED: 10 (1/UNIT W/O A A GARAGE) PROVIDED: 12 BICYCLE PARKING COMMUNITY RECREATION SPACE: (STD. A.11.1.c.ii)AREA REQUIRED: 5,500 SF (100 SF / RESIDENTIAL UNIT X 55 UNITS)AREA PROVIDED: 5,886 SFCENTRAL COURTYARD: 4,267 SFCITRUS GROVE: 1,178 SFMEDITATION GARDEN: 440 SFSHADE REQUIRED: 825 SF (15% ) SHADE PROVIDED: 1,513 SF (28%) TOTAL LANDSCAPE AREA: (STD. A.11.1.a)SITE AREA: 68,151 SFLANDSCAPE REQUIRED: 13,630 SF (20%)LANDSCAPE PROVIDED: 10,127 SF (15%), WAIVER REQUIRED PRIVATE RECREATION SPACE: (STD. A.11.1.b)REQUIRED: MIN. 60 SF AT EACH GROUND-FLOOR UNITPROVIDED: 816 SF BUILDING A: NOT FEASIBLE, WAIVER REQUIREDBUILDING B: NOT FEASIBLE, WAIVER REQUIREDBUILDING C: 640 SFBUILDING D: 176 SFBUILDING E: NOT FEASIBLE, WAIVER REQUIRED REQUIRED: MIN. 60 SF AT EACH ABOVE-GROUND UNITREFER TO ARCHITECTURAL DRAWINGS FOR CALCULATIONS FRONT SETBACK AREA (STD. A.8.1) APPLICABLE TO BUILDING A ONLY LANDSCAPE AREAS: LADDER PADS, TYP. DECORATIVE PICKET FENCING W/ GATEAT PRIVATE RECREATION AREAS, TYP. PEDESTRIANCONNECTION TOGARDEN LANE (TYP.) PEDESTRIANCONNECTION TOLOS GATOS BLVD. PEDESTRIANCONNECTION TOGARDEN LANE, TYP. EXISTINGSTREETLIGHT "PRIVATE RECREATIONSPACE" AT ABOVE-GROUNDLEVEL DECK OR BALCONY. LADDER PAD, TYP. (LEVEL,FLAT AREA W/OUT LARGEWOODY PLANTS) COMMUNITY RECREATION SPACE SHADE MEDITATION GARDEN CENTRAL COURTYARD EXISTINGPROPERTY LINE PEDESTRIAN CONNECTION TO LOS GATOS BLVD. GROUND FLOOR OPEN AREA WITH A MIN. 60SF OF LANDSCAPE PROVIDED AT BUILDING A (OBJECTIVEDESIGN STANDARD B.1.1.(e) GROUND FLOOR OPENAREA WITH A MIN. 60SF OFLANDSCAPE PROVIDED ATBUILDING E (OBJECTIVE DESIGN STANDARD B.1.1.(e) GROUND FLOOR OPEN AREA WITH AMIN. 60SF OF LANDSCAPE PROVIDEDAT BUILDING D (OBJECTIVE DESIGNSTANDARD B.1.1.(e) GROUND FLOOR OPEN AREA WITH AMIN. 60SF OF LANDSCAPE PROVIDEDAT BUILDING C (OBJECTIVE DESIGNSTANDARD B.1.1.(e) GROUND FLOOR OPEN AREA WITH A MIN. 60SFOF LANDSCAPE PROVIDED AT BUILDING B(OBJECTIVE DESIGN STANDARD B.1.1.(e) EXISTING MASONRY WALLWITHIN ADJACENTPROPERTY, ±110 LF. LOW PLANTER WALL/CURB (LESS THAN 32"H.) CITRUS GROVE PROPOSEDR.O.W. PROPOSED PUE PERMEABLE PAVERS INDISTINCT PATTERN TODENOTE "SHARED ACCESS"AREA AT ALLEY Page 372 GARDEN LANE LOS G A T O S B O U L E V A R D DN BLDG B BLDG C BLDG D BLDG A BLDG E NO PARK ING EV CHARG INGONLY6'-6"7'- 0 "4'-0" CLR.VTA TRANSIT ROUTE 27 STOP(EXISTING) C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 10.23.2024 317076.00 SCALE: L2 CIRCULATION EXHIBIT 1" = 20'-0" N 24013 0'20'40' 1" = 20' VTA TRANSIT STOP CLASS I (LONG-TERM) BICYCLE PARKING CLASS II (SHORT-TERM) BICYCLE PARKING LEGEND ACCESSIBLE PATH OF TRAVEL (MIN. 4' CLEAR). ACCESSIBLE ROUTE ASINDICATED ON PLAN IS A BARRIER FREE ACCESS ROUTE WITHOUT ANY ABRUPT LEVEL CHANGES EXCEEDING 1/2" IF BEVELED AT A 1:2 MAX SLOPE, OR VERTICAL LEVEL CHANGES NOT EXCEEDING 1/4" MAX, AND ATLEAST 48" IN WIDTH. SURFACE IS STABLE, FIRM, AND SLIP RESISTANT.CROSS SLOPE DOES NOT EXCEED 2% AND SLOPE IN THE DIRECTION OFTRAVEL IS LESS THAN 5%, AS MEASURED WITH A 2' LEVEL, UNLESSOTHERWISE INDICATED. ACCESSIBLE ROUTE SHALL BE MAINTAINED FREEOF OVERHANGING OBSTRUCTIONS TO 80" MINIMUM AND PROTRUDINGOBJECTS GREATER THAN 4" PROJECTION FROM WALL (ABOVE 27" BUT LESS THAN 80" HIGH). ALTERNATE PEDESTRIAN ROUTE (DIFFERENTIATED WITH DISTINCT PAVER PATTERN WHERE SHARED ACCESS OCCURS WITHIN ALLEY) VAN ACCESSIBLE STALL ANDLOADING AISLE, S.C.D. ACCESSIBLE PATH OF TRAVELSHOWN TO FRONT ENTRY ATACCESSIBLE UNITS (REFER TOARCHITECTURE) PERMEABLE PAVERS INDISTINCT PATTERN TODENOTE "SHARED ACCESS"AREA AT ALLEY LIGHTER AREA DENOTES"PRIVATE RECREATIONSPACE" AT ABOVE-GROUNDLEVEL DECK OR BALCONY. Page 373 DN J T JTJTJTJT JT JT JT JT JTJTJT JT JT JT JTJTJTJTJT JTJ T JT JT JT JT JTJ T J T J T J T J T J T J T J T J T J T J T J T JT JT JT JT JT JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTBLDG B BLDG C BLDG D BLDG A BLDG E NO PARK ING EV CHARG INGONLY(2) TRA JAS1 GAL. (27) BUX WGM 5 GAL. (109) BUX WGM5 GAL. (11) RHA MIN5 GAL. (2) RHA MIN5 GAL. (7) RHA MIN5 GAL. (27) LAV DEN5 GAL. (6) TEU PRO1 GAL. (5) TEU PRO1 GAL. (5) TEU PRO1 GAL. (4) PRU CAR5 GAL. (6) DIE IRI5 GAL. (15) LAV DEN5 GAL. (3) TEU PRO 1 GAL. (3) TEU PRO1 GAL. (10) RHA MIN 5 GAL. (1) LAU NOB15 GAL. (9) DIE IRI 5 GAL. (2) RHA MIN5 GAL. (12) ROS MEI5 GAL.(3) DIE IRI5 GAL. (4) RHA MIN5 GAL. (2) RHA MIN 5 GAL. (6) LAG NAT 15 GAL. (2) DIE IRI5 GAL. (3) TEU PRO1 GAL. (10) TEU PRO1 GAL. (810 sf) TUR SOD SOD (1) CLY CAL5 GAL. (2) CLY CAL5 GAL. (3) CLY CAL5 GAL. (2) CLY CAL5 GAL. (2) CLY CAL5 GAL. (4) RHA MIN5 GAL. (2) PRU CAR5 GAL.(7) TRA JAS 1 GAL. (5) RHA MIN 5 GAL. (35) TRA JAS1 GAL. 3" LAYER OFBARK MULCH INALL PLANTERAREAS, TYP. PLANT MATERIAL 3' CLEAR OF FIREAPPURTENANCES PERNFPA STANDARDS,EXCEPT GROUND-COVERS, TYP. PLANT MATERIAL MIN. 3'CLEAR OF FIREAPPURTENANCES PERNFPA STANDARDS, EXCEPT GROUNDCOVERS, TYP. 3" LAYER OFBARK MULCH INALL PLANTERAREAS, TYP. KEEP PLANTING 1'CLEAR AT BACK OFCURB FOR "STEP OUT" SPACE. 3" LAYER OF BARKMULCH, TYP. KEEP PLANTING 1' CLEAR AT BACK OF CURB FOR "STEPOUT" SPACE. 3"LAYER OF BARKMULCH, TYP. ENLARGED TREE WELLS FORNEW STREET TREES (MIN. 4' X8', ROOT BARRIERS REQUIRED),TYP. (1) ELA DEC15 GAL. (9) MAG LIT 15 GAL. (10) DIE IRI5 GAL. (2) CIT VAR15 GAL. EVERGREEN SHRUBS3'-4' HIGH TO SCREENPARKED CARS ANDUTILITY EQUIPMENT,TYP. (3) CIT VAR15 GAL. (5) TRA JAS1 GAL. (2) TRA JAS1 GAL. (53) TRA JAS 1 GAL. (1) ULM EMR24" BOX (7) MAG LIT 15 GAL.(2) DIE IRI5 GAL. (17) TRA JAS1 GAL. (82) BUX WGM5 GAL. (16) DIE IRI5 GAL.(2) ROS MEI5 GAL.(13) RHA MIN5 GAL. (19) ROS MEI5 GAL. (41) BUX WGM5 GAL. (6) TRA JAS1 GAL. (3) PIT VAR15 GAL. (142) BUX WGM5 GAL.(11) DIE IRI5 GAL. (33) ROS MEI 5 GAL. (38) BUX WGM5 GAL. (18) RHA MIN5 GAL. (1) LAU NOB15 GAL. (3) DIE IRI 5 GAL. (18) TRA JAS1 GAL. (11) DIE IRI 5 GAL. (40) TRA JAS1 GAL. (8) RHA MIN5 GAL. (15) TRA JAS1 GAL.(2) PIT VAR15 GAL.(3) CLY CAL5 GAL. (19) TRA JAS1 GAL.(16) BUX WGM5 GAL. (36) BUX WGM5 GAL. (68) BUX WGM5 GAL. (8) BUX WGM5 GAL. (2) CLY CAL5 GAL. (3) ULM EMR 24" BOX (1) LAU NOB15 GAL. (135) BUX WGM5 GAL. (11) TRA JAS1 GAL. NEW 4' WIDE (MIN.) PARKWAYSTRIP WITH TREES ±25' O.C.,REQUIRES ROOT BARRIERS (40) TRA JAS 1 GAL. (8) PLA COL24" BOX SIGHT DISTANCE PER AASHTO, TYP. NO SHRUB EXCEEDS 3',TREE CANOPY WILL BE MAINTAINED MIN. 15' FROM STREET AND MIN. 7' FROM SIDEWALK PER TOWN STANDARD PLAN ST-231 GARDEN LANE LOS G A T O S B O U L E V A R D (7) ULM EMR24" BOX (109) TRA JAS1 GAL. (1) ULM EMR24" BOX (10) TRA JAS1 GAL. (131) CAR DIV1 GAL. (15) TRA JAS1 GAL. (27) TRA JAS1 GAL. (41) CAR DIV1 GAL. SYMBOL CODE BOTANICAL / COMMON NAME CONT SIZE TREES CIT VAR CITRUS X VAR. / DWARF CITRUS AS AVAILABLEWUCOLS (M), DWARF VARIETIES 15 GAL. ELA DEC ELAEOCARPUS DECIPIENS / JAPANESE BLUEBERRY TREE WUCOLS (M), 30'H X 15-25'W 15 GAL. LAG NAT LAGERSTROEMIA INDICA X FAURIEI 'NATCHEZ' / NATCHEZ CRAPE MYRTLE WUCOLS (L), 20'H X 20'W 15 GAL. LAU NOB LAURUS NOBILIS / SWEET BAY WUCOLS (L), 30'H X 10-25'W 15 GAL. MAG LIT MAGNOLIA GRANDIFLORA 'LITTLE GEM' / LITTLE GEM DWARF SOUTHERN MAGNOLIAWUCOLS (M), 20-25'H X 10-15'W, SELECTED FOR SMALL NARROW FORM DUE TOAVAILABLE PLANTER AREA 15 GAL. PLA COL PLATANUS X ACERIFOLIA `COLUMBIA` / LONDON PLANE TREEWUCOLS (L), 30-35' H X 30-35'W, USED SPECIFICALLY TO MATCH EXISTING TREESACROSS LOS GATOS BLVD.24" BOX ULM EMR ULMUS PROPINQUA 'JFS-BIEBERICH' / EMERALD SUNSHINE® ELMWUCOLS (L), 35'H X 25'W 24" BOX SHRUBS BUX WGM BUXUS MICROPHYLLA JAPONICA `WINTER GEM` / WINTER GEM JAPANESE BOXWOODWUCOLS (M), 2-3'H X 2-3'W (PRUNED)5 GAL. CLY CAL CLYTOSTOMA CALLISTEGIOIDES / VIOLET TRUMPET VINE WUCOLS (M), 15-25'H X 10-20'W 5 GAL. DIE IRI DIETES IRIDIOIDES / FORTNIGHT LILYWUCOLS (L), 2-3'H X3-4'H 5 GAL. LAV DEN LAVANDULA DENTATA / FRENCH LAVENDERWUCOLS (L), 2-3'H X 4-5'W 5 GAL. PIT VAR PITTOSPORUM TOBIRA `VARIEGATA` / VARIEGATED MOCK ORANGEWUCOLS (L), 3-4'H X 4'W (PRUNED)15 GAL. PRU CAR PRUNUS CAROLINIANA / CAROLINA CHERRY LAURELWUCOLS (L), 8-10'H X 6-8'W 5 GAL. RHA MIN RHAPHIOLEPIS UMBELLATA 'MINOR' / DWARF YEDDA HAWTHORNWUCOLS (L), 3-4'H X 3-4'W 5 GAL. ROS MEI ROSA X `MEIRADENA` / ICECAP™ FLORIBUNDA ROSEWUCOLS (M), 3'H X 4'W 5 GAL. SYMBOL CODE BOTANICAL / COMMON NAME CONT WATER USE SPACING GROUND COVERS CAR DIV CAREX DIVULSA / EUROPEAN GREY SEDGEWUCOLS (M)1 GAL. M 20" o.c. TEU PRO TEUCRIUM CHAMAEDRYS `PROSTRATUM` / PROSTRATE GERMANDER WUCOLS (L), 4-6"H X 3-4'W 1 GAL.18" o.c. TRA JAS TRACHELOSPERMUM JASMINOIDES / STAR JASMINEWUCOLS (M), 1-2' T. X 6-8' W.1 GAL.30" o.c. TUR SOD TURF SOD / DROUGHT TOLERANT FESCUE BLENDWUCOLS (H)SOD PRELIMINARY PLANTING LEGEND C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 10.23.2024 317076.00 SCALE: PRELIMINARY PLANTING PLAN L3 1" = 20'-0" N 24013 0'20'40' 1" = 20' WATER USE CALCULATIONS LOS GATOS GREEN IS A TRADITIONALLY STYLED DEVELOPMENT OF NEW TOWNHOMES DESIGNED AROUND ACTIVE LIFESTYLES.COMMUNITY IS CREATED AROUND A CENTRAL COURTYARD, REPLETE WITH FIREPIT, MOVEABLE FURNISHINGS, OPEN RECREATIONALLAWN, AND SHADE TREES THAT ALL SAY "SIT AND STAY A WHILE." A GROVE OF CITRUS TREES CREATES AN OASIS OF EDIBLE PLANTING,WHILE A MEDITATION GARDEN TUCKED AWAY FROM THE BUSTLE OF BUSY STREETS OFFERS A PLACE FOR CONTEMPLATION AND QUIET CONVERSATIONS. CONSISTENT TREES AT EACH STREET FRONTAGE PROVIDE A WELCOMING PRESENCE AND VISUAL IDENTITY. LONDON PLANE TREESMIRROR EXISTING DEVELOPMENT ACROSS LOS GATOS BLVD, WHILE A SMALLER, IMPROVED VARIETY OF ELM IS APPROPRIATELYSCALED FOR GARDEN LANE. A MIXTURE OF FLOWERING CRAPE MYRTLES AND EVERGREEN DWARF MAGOLIAS ENSURE THAT FLOWERSAND FOLIAGE ARE ATTRACTIVE YEAR ROUND. AT THE GROUND PLANE, BOXWOOD, ROSES, LAVENDER, AND MOCK ORANGE ARE A FEASTFOR THE SENSES, WHILE RECALLING TRADITIONAL GARDEN FORMS COMMON TO THE ARCHITECTURAL VERNACULAR. IRRIGATION WILL BE PROVIDED VIA A CENTRAL, COMMON SYSTEM. PER THE CITY'S WATER EFFICIENT LANDSCAPE ORDINANCE (WELO), A "SMART" SELF-ADJUSTING CONTROLLER, MASTER VALVE, FLOW SENSOR, COMBINATION OF INLINE DRIP AND MULTI-TRAJECTORY MULTI-STREAM ROTATING (MTMSR) NOZZLES, AND DEDICATED HYDROZONES BASED ON WATER USE AND PLANT TYPE WILL ENSURETHAT WATER IS USED EFFICIENTLY, AND ONLY WHERE IT'S NEEDED. WATER CONSERVATION WILL BE ENHANCED BY A MINIMUM OF 3" OFBARK MULCH, TO INCLUDE RECYCLED CONTENT PER SB 1383. WHERE PROVIDED AT BUILDINGS C AND D, COURTYARDS LOW PICKET FENCES AND GATES ENSURE VISIBILITY (MINIMUM 50% OPEN),WHILE PROTECTING PRIVACY. LANDSCAPE WITHIN THESE COURTYARDS WILL BE IRRIGATED AND MAINTAINED BY EACH HOMEOWNER. LANDSCAPE DESIGN STATEMENT SHRUBS SCREEN UTILITIES (INCLUDING CABINETS ANDEQUIPMENT), TO EXTENT POSSIBLE WHILE CONFORMING TO ACCESS AND CLEARANCE REQUIREMENTS. KEYNOTES 1 1 2 MIN. 30" HIGH, ANTICIPATED 36"-42" HIGH MIN. 36" HIGH, ANTICIPATED 42"-48" HIGH MIN. 42" HIGH, ANTICIPATED 48"-60" HIGH 2 3 2 1 2 Page 374 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 10.23.2024 317076.00 SCALE: L4 CONCEPTUAL PLANT PALETTE - TREES & LARGE SHRUBS 1" = 20'-0" Page 375 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 10.23.2024 317076.00 SCALE: L5 1" = 20'-0" CONCEPTUAL PLANT PALETTE SHRUBS, GROUNDCOVERS, AND VINES Page 376 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 10.23.2024 317076.00 SCALE: L6 FURNISHING & MATERIAL PALETTE 1" = 20'-0" WHITE PICKET FENCE AT FRONT YARD AREAS (OR EQUAL) NOTE: MATERIAL & PRODUCT SHOWN ARE REPRESENTATIVE OF THE STYLE, FEATURES AND DESIGN INTENT ONLY. MANUFACTURER AND/OR MODEL OF FINAL PRODUCTS MAY VARY BASED ON AVAILABILITY AND OTHER FACTORS. SELECTIONS TO BE CONFIRMED DURING FINAL DESIGN. CLUSTER BOX UNIT (OR EQUAL) FIRE PIT (OR EQUAL; WOOD BURNING)MOVEABLE FURNISHINGS RECREATIONAL TURF (NATURAL LAWN) CLASS I (LONG-TERM) BICYCLE LOCKER (OR EQUAL) CITRUS GROVE CLASS II (SHORT TERM) BICYCLE RACK (OR EQUAL) METAL WASTE RECEPTACLE (OR EQUAL) PERMEABLE PAVERS CONCRETE PAVING DECOMPOSED GRANITE RETAINING WALL BLOCK: 8" X 8" X 16" CMU, SPLIT FACE WHERE EXPOSED, LIGHT CREAM/BEIGE COLOR (BASALITE 128 OR SIMILAR) RETAINING WALL CAP: MEDIUM GRAY, SMOOTH OR LIGHTLY TEXTURED, 3" TALL, CHAMFERED/DECORATIVE EDGES MATERIALSPRECEDENT IMAGERY SITE FURNISHINGS BOLLARD LIGHT (OR EQUAL): DENALI STAFF STYLE STAR STYLE "L" LED, DIST. BY B-K LIGHTING. COLOR: BLACK POLE LIGHT (OR EQUAL): TOLBOD 11.4 POST BY LOUIS POULSEN, DIST. BY B-K LIGHTING. COLOR: BLACK Page 377 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 10.23.2024 317076.00 SCALE: L7 PRELIMINARY DETAILS 1" = 20'-0" 5'-0"CLR. 8'-0" CLR.WORKINGSPACE 3'-0"MIN. TYPICAL TRANSFORMER SCREENING 1/8" = 1'-0"PLAN VARIES A. TRANSFORMER SHOWN; OTHEREQUIPMENT SIMILAR NOTES LARGER EVERGREEN SCREENSHRUBS IN ADDITION TO, OR INLIEU OF, NARROW UPRIGHTSHRUBS WHERE SPACE ALLOWS HIERARCHY OF LARGERSHRUBS, MID-GROUNDSHRUBS, AND GROUNDCOVER(WHERE SPACE ALLOWS) MINIMUM SCREENING: UPRIGHT EVERGREENSHRUBS WITHIN ALLOWABLE "CLEARWORKING AREA," APPROXIMATELY 3' WIDE, BUT LESS THAN 5' TALL (SPACED FOR FULLSHRUB-TO-SHRUB COVERAGE AT MATURITY) REQUIRED CLEARANCE FROM PG&E EQUIPMENT (INCLUDING PAD) TO TREES, PER PG&E GREENBOOK 1.10.1 GROUNDCOVER ONLY WITHIN 8' OFEQUIPMENT ACCESS DOORS PER PG&EDOCUMENT 063422 EDGE OF TRANSFORMER PAD, MAXIMUM 90" X 106" SIZE SHOWN TREES MIN. 5' CLEAR FROMEQUIPMENT TO TRUNK BICYCLE RACK(S) 1" = 1'-0"AS NOTED A. "VARSITY DOCK" RACK AS MANUFACTURED BY GROUND CONTROL SYSTEMS, CONTACT:800.630.7225.B. SURFACE MOUNT USING "WAK-215" WEDGE ANCHOR KIT PROVIDED WITH RACKC. INSTALL PER MANUFACTURER'S RECOMMENDATIONS.D. QUANTITY SIZE, COLOR, AND OTHER OPTIONS AS SPECIFIED ON PLANS. NOTES PLAN 7'-0" MIN. CLEAR FOR PARKING 4'-0" MIN. CLEAR FOR LOADING 5'-0" CLR. RECOMMENDED FOR LOADING SURFACE MOUNTING KIT (DV-215)WITH EXPANSION ANCHORS ANDINJECTION MOLDED SUPPORTBLOCK, AVAILABLE THROUGHGROUND CONTROL SYSTEMS. CONCRETE OR PAVING PERPLANS SECTION MIN. 2'-0" PER BICYCLE PARKING "STALL,"4'-0" CLR. PER SINGLE "RACK"1 2 CLUSTER MAILBOX UNIT (CBU) INSTALLATION 1" = 1'-0" OR AS NOTED AS NOTED Ø1/2" (8 PLACES) 1'-0"4"4"28 12"10" 1'-0" ELEVATIONS(1570-12 PEDESTAL)1'-0"6"10" 1'-6" 16 34"62 34"34 14"30 12"14 12"1'-0"4"10"6"1'-0"10"4"1'-0" 1'-6" 16 34"62 34"48 14"30 12" RUBBERPAD RUBBER PAD SUBGRADE, SCARIFY TOP 6", MOISTURECONDITION, AND COMPACT TO 90%RELATIVE DENSITY. 1/2"Ø J-BOLT, (4) PERPEDESTAL, SPACINGPER TEMPLATE.3" MIN.CLR.CONCRETE SHALL ACHIEVE3,000PSI WITHIN 28 DAYS, ANDBE PLACED WITH 3.5" TO 4.5"MAXIMUM SLUMP. WELDED WIREMESH, 6"X 6" (W2.9X W2.9), CENTEREDIN SLAB 4"MIN. ENGLARGED SECTION AT FOOTING NOTES6", VIFELEVATIONS (1570-16 PEDESTAL) A. INSTALL CBU'S PLUMB AND LEVEL. B. CONCRETE PAD SHOWN SHALL BE INSTALLED AT 2% MAX. SLOPE IN ANY DIRECTION. CONTRACTOR SHALL EXAMINE SITE CONDITIONSAND IF REQUIRED, REPORT ANY OBSTRUCTIONS OR ADDITIONALWORK, INCLUDING REQUIRED RETAINING CONDITIONS, TO BUILDERPRIOR TO SUBMITTING A BID.C. VERIFY USPS APPROVED NUMBER, QUANTITY AND LOCATION OFCBU'S PRIOR TO INSTALLATION. D. APPROVED MANUFACTURER/UNIT: CUSTOM HOME ACCESSORIES MODEL #1570-XX (XX= 8, 12, OR 16 UNIT MODELS), COLOR: DARK BRONZE.E. MAILBOXES MUST NOT INTERFERE WITH REQUIRED VISIBILITYCLEARANCES. Ø1/2" (8 PLACES) PLAN AT CBU1/2" = 1'-0" CL FLUSHTRANSITION 60" MIN. DIA.ACCESSIBLE TURNINGCIRCLE OUTLINE OFSINGLE CBU EXISTINGSIDEWALK5" TYP. INCREASE TO2'-0" WHERE REARACCESS IS REQUIRED BYLOCAL POSTMASTER4'-0" FOR SINGLECBU INSTALLATION 6'-10" FOR DOUBLE CBU INSTALLATION ALIGN CL OF SINGLECLUSTER BOX, OR CL OFGROUP, AT PL U.N.O. OUTLINE OFDOUBLE CBU LIMIT OF CONCRETE PADFOR SINGLE CBU 60" MIN. DIA. ACCESSIBLE TURNINGCIRCLE EXTENDED ATDOUBLE CBU FACE OFUNIT3'-2" TYP: VIF1'-3",VIF4'-0" TYP.: VIF3 Page 378 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS GREEN LOS GATOS, CALIFORNIA 10.23.2024 317076.00 SCALE: L8 PRELIMINARY FENCE/WALL DETAILS 1" = 20'-0" PICKET FENCE WITH GATE 3/4" = 1'-0"ELEVATION POSTS SPACED EQUALLY, 6'-0" MAX. O.C. A. MATERIAL: REDWOOD, CEDAR, OR "AZEK" CELLULARPVC (PAINT GRADE)B. ALL HARDWARE SHALL BE GALVANIZED. C. COLOR: GATE LATCH AND MINGES SHALL BE FLATBLACK EXTERIOR ENAMEL. ALL WOOD SHALL BEPRIMED AND PAINTED TWO COATS WHITE EXTERIORENAMEL NOTES MIN 2" CLR. 2 X 2 PICKETS W/ 1:2CHAMFERED TOP (ALL SIDES) 2 X 4 RAILS W/ 3/8"COVED EDGES ORNAMENTAL GATELATCH 2 X 2 CROSS BRACINGINSIDE GATE ±3'-6" (VIF) 3'-0" MITERED 2 X 4 GATEFRAME (BOTH SIDES)4X4 POST WITH 1:2CHAMFERED TOP (ALL SIDES) 3'-4" (3'-8" MAX)4"6 X 6 POSTS MIN. 2' BELOWGRADE W/ 8"Ø DIA. CONC FTNG.MIN. 34" MAX 48" TO CENTER OFLATCH WHERE REQUIRED ATACCESSIBLE ROUTES/ACCESS2'-10"1 SIDEYARD FENCE WITH GATE 3/4" = 1'-0"AS NOTED2" CLR.3'-0" GATE LEAF 2" CLR. 8'-0" O.C. MAX SPACE EVENLY 6'-0"10" X 10" GUSSET PANELS,EXTERIORRATEDPLYWOOD(INT. SIDE) 2 X 4 GATEFRAME (INT.SIDE) 2 X 4DIAGONALBRACE INSIDEFRAME (INT.SIDE) 2 X 6 CAP TOMATCH FENCE FINISH GRADE ADJACENT POSTOR LEDGER AT ADJACENT WALL(SECURE LEDGERTO BUILDING FRAMING WITH 1/4" X 4" LAGSCREWS AND WASHER, COUNTERSUNK.APPLY SILICONE CAULKING PRIOR TO INSERTING LAG SCREW) 2 X 6 CAP, CENTERALL JOINTS ONPOSTS 4 X 4 POST,PRESERVATIVETREATED WOODPER CRC 317.1. FINISH GRADE CONCRETE FOOTING PERASTM F537, SLOPE TOP FORPOSITIVE DRAINAGE AWAYFROM POST ALIGN ANDRIP BOARDSTO PROVIDEFULLBLOCKING AT EACH SIDE OFGATE NOTES ELEVATION(PUBLIC SIDE) SECTION GATE ELEVATION(AT PUBLICFACING SIDE) PLAN AT GATE(CAP OMITTEDFOR CLARITY) PLAN(CAP OMITTEDFOR CLARITY) A. ALL FASTENERS SHALLBE HOT DIPPED, ZINC-COATED GALVANIZED PER CRC317.3.1.B. ALL WOOD SHALL BEDOUGLAS FIR ORWESTERN RED CEDAR,#2 OR BETTER, U.N.O.C. STEP FENCE ATPOSTS. FOR GRADES 1:6 (17%) OR GREATER,SLOPE PANELS WITHGRADE. RAILS FACEPRIVATE SIDE PUBLIC SIDE HEAVY-DUTYHINGE, TYP. OF THREE LATCH, MAX. 60" ABOVEFINISH GRADE 1/2 X 4 TRIM, TYP.(TOP AND BOTTOMONLY) 1 X 8 BOARD,TYP., OVERLAP1-1/2" 2 X 4 RAIL,TYP. (OPP.SIDE) 2 RETAINING WALL 3/4" = 1'-0"AS NOTED ELEVATION AT RETAINING WALL PRECAST WALL CAP(BASALITE 8" WIDE,CHAMFER BOTH SIDES, SEE'MATERIALS' FOR COLOR FINISH GRADE A. REFER TO PLANS FOR EXACT LOCATION AND HEIGHT.B. REFER TOSTRUCTURAL PLANSFOR FOOTINGS ANDREINFORCEMENT. NOTES 8" CMUWALL SECTION 'C' CAP AT CMU WALL CMU UNIT, SPLIT FACETEXTURE AT ALL EXPOSEDSIDES, COLOR PER 'MATERIALS' WOOD FENCE ABOVE(WHERE OCCURS, NOTSHOWN) 3 Page 379 METERSTACK TESTBLOCK& METER HOUSEPANEL SPACEFOR LV PULL MAIN FEEDER METERSTACK METERSTACK SPACER DN METERSTACK TESTBLO C K & MET E R HOUSEPANEL SPAC EFOR LV PULL MAIN FEEDER METERSTACKMETERSTACKSPACE R METERSTAC K TESTBLOCK& METER HOUSEPANEL SPACEFOR LVPULL MAINFEEDER METERSTACK METERSTACK SPACER NO PARK ING EVCHARG INGONLY EV CH ARG INGONLY NO PAR K I NG EV CHA RG INGONLYSLS L SL SL S L SLS L SL SLSL SLSLS L S L S L S L SL S L SLKHALID TARRAR CITY VENTURES ELEC REP GAS REP TELE REP BEN LOPEZ 224044 925-240-2595 ELECJOBNO GASJOBNO TELEJOBNO CATVJOBNO 224044 ELECPHNO GASPHNO TELEPHNO 669-216-0022 925-389-8632 JOINT TRENCH COMPOSITE PLAN JOINT TRENCH SECTIONS AND DETAILS JOINT TRENCH COMPOSITE TITLE SHEET JOINT TRENCH GENERAL NOTES AND DETAILS SHEET NO. DESCRIPTION JOINT TRENCH DETAILS JT5 JT4 JT1 JT2 JT3 1125 L.F. OF JOINT TRENCH AND WALL MOUNTED LIGHTS SHALL BE INSTALLED WITH THIS JOINT TRENCH PLAN SET EX GAS JT EX JT SVC ECOH EEOH ECUG EEUG ETUG ETOH GAS CUG EUG TUG UOH EUOH EUUG HIGH VOLTAGE SUBSTRUCTURE VERIFICATION STAMP APPROVED FOR SUBMITTALHAIDER KAMMOONAH QUALIFIED APPLICANT DESIGN ENGINEER - NOT FOR CONSTRUCTIONPRELIMINARY INTENT TO CONSTRUCT C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS BLVD. LOS GATOS, CALIFORNIA 12.13.2024 224044 SCALE: JOINT TRENCH COMPOSITE TITLE SHEET N.T.S. (5) NEW SERVICE COMPLETIONS (ELECTRIC, CATV, AND TELEPHONE TO (5) BUILDINGS THAT INCLUDE (47) CONDOMINIUM UNITS) N DESCRIPTION:BY:DATE: STATUS: XXXX XXXX TARRAR UTILITY CONSULTANTS ROACH CAMPBELL LANDSCAPE ARCH. TARRAR UTILITY CONSULTANTS A = APPROVED ·ANS = APPROVED NOT SIGNED ·NA = NOT APPROVED·F = FIRST SUBMITTAL ·SS = SECOND SUBMITTAL ·R = RECEIVED XXXX XXXX XXXX XXXX R R XX-XX-XXXX XX-XX-XXXX XX-XX-XXXX XX-XX-XXXX 10-15-2024 10-15-2024 XXXX BENJAMIN LOPEZ XXXX XXXXXX-XX-XXXX R10-15-2024 R10-15-2024 CBG HUNT HALE JONES ARCHITECTS R09-10-2024 Page 380 C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: 10.23.2024 LOS GATOS, CALIFORNIA 12.13.2024 224044 SCALE: JOINT TRENCH GENERAL NOTES AND DETAILS N.T.S. NOT FOR CONSTRUCTIONPRELIMINARY INTENT TO CONSTRUCT Page 381 "A" "B" NOT FOR CONSTRUCTIONPRELIMINARY INTENT TO CONSTRUCT C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS BLVD. LOS GATOS, CALIFORNIA 12.13.2024 224044 SCALE: JOINT TRENCH DETAILS N.T.S. Page 382 NOT FOR CONSTRUCTIONPRELIMINARY INTENT TO CONSTRUCT C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS BLVD. LOS GATOS, CALIFORNIA 12.13.2024 224044 SCALE: JOINT TRENCH SECTIONS AND DETAILS N.T.S. Page 383 NO PARK ING EV CHARG INGONLY METER STACK TESTBLOC K & METER HOUSE PANEL SPACE FOR LV PULL MAIN FEEDER METERSTACK METER STACK SPACER DN MET E RSTA C K TEST B L O CK & M E T E R HOU S E PA N E L SPA C EFOR L V PULL MAI N FEE D E R MET E R STA C KMETE R STA C K SP A C E R METERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACERNO PARK ING EVCHARGINGONLYEVCHARGINGONLY EX SDEX SDEX SDEX SDEX SD EX SD EX SDEX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SDEX SDEX SDEX SDEX SS EX SS EX SS EX SS EX SS EX SSEX SS E X S S E X S S E X S S E X S S E X S S E X S S EX SS EX WTEX WTEX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT E X W T FI R E FI R E EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS S S S S S S S S S S S S S S S S S S S S WTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTSDSDSD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDFIRES S S SSS SD WTWTWTWTWTWTWTWTWTWTSSSSSSSSSSSSSSSSSSSSSSFIRESD SD SD SD SDSS SS SS SS SS SS SS SS S D S D S D SD SD SD S D S D S D S D S D S D SS SSSS SSSD SD SD SD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDEUOH EUOH EUOH EUOHEU O H EUOH EUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOH EUOH EUOH EUOH E U O H E UO H E U O H E UOH E UO H E UO H E U O H EX GAS EX GAS EX GAS EX GA S EX GA S EX GA S EX GA S EX GA S EX GA S EX GA S EX GA S EX GA S EX GA S EX GAS EX GAS EX GAS EX GAS EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG E X G A S EX GAS EX GAS EX GAS EX GAS EX GAS EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EX GA S EX GAS EX GAS EX GAS EX GAS EUOH EUOHEUOHSLSLSLSLSLS L S L SLSL SL SLSL S L SLSLSL S L S L S L S L SL SL SLSLSLSLSLSL SL SL SLSLSL SL SLSLS L S L S L S L S L S L S L SL SL S L S L S L SLSLJ T JTJT JT JT JTJTJT JT JT JT JT JT JTJT JT JTJTJTJTJTJTJ T JT JT JT JT JTJ T J T J T J T J T J T J T J T J T J T J T J T JT JT JT JT JT JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS BLVD. LOS GATOS, CALIFORNIA 12.13.2024 224044 SCALE: JOINT TRENCH COMPOSITE PLAN 1" = 20' · · · NOT FOR CONSTRUCTIONPRELIMINARY INTENT TO CONSTRUCT Page 384 ESL SL X C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS BLVD. LOS GATOS, CALIFORNIA 12.13.2024 317076.00 SCALE: STREET LIGHTING GENERAL NOTES AND DETAILS NA Page 385 Aɸ Bɸ C H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS BLVD. LOS GATOS, CALIFORNIA 12.13.2024 317076.00 SCALE: STREET LIGHTING GENERAL NOTES AND DETAILS NA Page 386 METER STACK TESTBLOC K & METER HOUSEPANEL SPACE FOR LV PULL MAIN FEEDER METER STACK METER STACK SPACER DN MET E RSTAC K TES T B L O C K & M E T E RHOU S E PA N E L SPA C EFOR L V PUL L MAI N FEE D E R MET E R STA C K MET E R STA C K SP A C E R METERSTACKTESTBLOCK& METERHOUSEPANELSPACEFOR LVPULLMAINFEEDERMETERSTACKMETERSTACKSPACERNO PARK ING EVCHARGINGONLYEVCHARGINGONLYS S S S S S S S S S S S S S S S S S S S WTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTWTSDSDFI R E FIREF IR E FIREFIRESD SD SD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDFIREFIREFIRES S S SSS FIRE FIRE SD WTWTWTWTWTWTWTWTWTWTSSSSSSSSSSSSSSSSSSSSSSFIRESD SD SD SD SDSS SS SS SS SS SS SS SS S D S D S D SD SD SD S D S D S D SD S D SD SS SS SS SS SD SD SD SD SD SDSDSDSDSDSDSDSD SDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDJ T JTJT JT JTJTJTJT JT JT JT JT JT JTJTJTJTJTJTJTJTJTJ T JT JT JT JT JTJ T J T J T J T J T J T J T J T J T J T J T J T JT JT JT JT JT JTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJTJT EX SDEX SDEX SDEX SDEX SDEX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SD EX SDEX SDEX SDEX SDEX SS EX SS EX SS EX SS EX SS EX SSEX SSEX SSEX SS E X S S E X S S E X S S E X S S E X S S E X S S EX SS EX SS EX SS EX SS EX SS EX SS EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT FIRE EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX WT EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EX SS EUOH EUOH EUOH EUOHEUOHEU O H EU O H EU O HEUOH EUOH EUOH EUOH EUOH EUOH EUOH EUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOHEUOH EUOH EUOH EUOH E X G A S EX GASEX GASEX GASEX GASEX GAS EX GA S EX GAS EX GA S EX GA S EX GA S EX GA S EX GA S EX GA S EX GA S EX GA S EX GA S EX GAS EX GA S EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG EEUG E X G A S EUOH EUOHEUOHEUOHEUOHSLSLSLSLSLS L S L SL SL SL SLSL S L SLSLSL S L S L S L S L SL SL SLSLSLSLSLSL SL SL SLSLSL SL SLSLS L S L S L S L S L S L S L SL SL S L S L S L SLSLC H U N T H A L E J O N E S A R C H I T E C T S DATE: PROJECT: LOS GATOS BLVD. LOS GATOS, CALIFORNIA 12.13.2024 317076.00 SCALE: STREET LIGHTING SITE PLAN 1:20 ESL SL X Page 387 NO PARKINGEV C H A R G I N G ON L Y EX SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2B SL2B SL2B SL2B SL2B SL2B SL2B SL2B SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2B SL2-2 SL2-2 SL2-2 SL2-2 SL2-2 SL2B SL2B SL2B SL1 SL1 SL1 SL2B SL2B SL2B SL1 EX SL2B SL2B SL2B SL2B SL2B SL2B SL2B SL2B SL2BSL2-2 SL2-2 SL1 0.00 0.02 0.01 0.01 0.040.12 0.15 0.78 1.18 0.34 0.060.02 0.02 0.03 0.08 0.06 0.05 0.02 0.00 0.00 0.00 0.00 0.00 0.01 0.02 0.08 0.09 0.030.02 0.08 0.05 0.05 0.05 0.07 0.10 0.31 0.45 0.69 0.31 0.19 0.16 0.15 0.14 0.16 0.14 0.10 0.07 0.050.33 0.330.41 0.39 0.39 0.39 0.31 0.20 0.120.07 0.04 0.03 0.02 0.01 0.01 0.000.00 0.00 0.000.00 0.00 0.000.00 0.00 0.01 0.01 0.02 0.03 0.05 0.07 0.09 0.05 0.030.02 0.01 0.010.02 0.01 0.010.01 0.01 0.00 0.00 0.00 0.00 0.01 0.01 0.02 0.02 0.01 0.01 0.03 0.03 0.04 0.05 0.090.13 0.20 0.280.33 0.29 0.30 0.31 0.27 0.29 0.28 0.20 0.14 0.10 0.06 0.54 0.520.51 0.52 0.61 0.52 0.30 0.170.11 0.07 0.04 0.02 0.02 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.000.00 0.01 0.010.02 0.02 0.02 0.02 0.01 0.01 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.000.00 0.01 0.01 0.01 0.01 0.01 0.02 0.02 0.03 0.05 0.08 0.13 0.21 0.340.47 0.49 0.530.57 0.50 0.510.41 0.25 0.14 0.09 0.05 0.51 0.52 0.56 0.57 0.50 0.35 0.22 0.14 0.09 0.05 0.03 0.02 0.01 0.010.01 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.010.01 0.01 0.000.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.010.01 0.02 0.03 0.04 0.07 0.110.170.29 0.47 0.60 0.59 0.55 0.55 0.58 0.37 0.21 0.130.08 0.90 0.55 0.24 0.07 0.27 1.39 0.04 2.70 34.34 9.46 0.17 0.01 0.02 0.02 0.03 0.00 0.40 0.43 0.22 0.02 0.02 0.11 0.50 0.16 0.15 14.70 44.37 2.09 0.47 17.20 24.45 0.26 0.05 0.01 0.02 0.15 0.61 1.02 0.11 1.08 0.00 3.87 32.50 1.51 0.03 0.01 0.01 0.01 0.02 0.02 0.02 0.01 38.73 5.68 0.07 0.57 0.17 0.04 0.01 0.00 0.01 0.02 0.14 0.06 0.01 0.07 1.10 0.29 0.06 0.02 0.01 0.01 0.01 0.00 0.00 0.01 0.17 13.37 0.84 9.16 7.81 0.19 0.02 0.02 0.01 0.01 0.00 0.00 0.00 0.00 0.01 0.02 0.04 4.47 37.59 0.02 0.11 0.05 0.02 0.01 0.01 0.01 0.00 0.00 0.00 0.00 0.02 0.08 0.27 0.32 0.37 0.01 0.01 0.00 0.00 0.00 0.00 0.01 0.00 0.00 0.01 0.18 10.15 29.75 0.91 0.00 0.00 0.00 0.00 0.00 0.01 0.01 0.01 0.01 0.07 2.12 0.00 0.00 0.00 0.01 0.01 0.01 0.02 0.01 0.01 0.01 0.01 0.01 0.03 0.21 0.14 0.01 0.01 0.06 5.63 4.74 0.16 23.20 0.05 0.01 0.02 0.03 0.05 0.03 0.03 0.08 0.52 0.87 0.02 0.03 0.06 0.23 2.22 0.03 0.04 0.10 0.30 0.34 0.03 0.03 0.07 0.66 2.65 0.05 0.04 0.06 0.09 0.93 4.62 0.17 0.07 0.11 0.30 0.23 0.26 1.36 0.16 0.10 0.69 2.67 1.71 0.12 4.69 1.85 4.85 4.77 1.59 0.29 13.67 2.57 0.03 1.72 14.57 0.10 0.04 7.39 6.47 0.03 0.18 16.8120.20 3.96 7.070.42 0.03 9.83 6.22 0.02 2.35 14.09 0.08 0.48 16.76 0.37 0.01 2.36 12.48 0.08 4.57 13.05 0.05 1.44 15.55 0.14 0.03 7.57 5.63 0.02 2.30 15.80 0.08 0.191.60 12.711.76 0.37 0.16 0.010.01 0.00 0.00 0.01 0.42 12.32 3.72 0.19 22.52 8.60 0.03 0.67 3.35 2.63 5.29 0.120.02 0.54 7.85 0.22 0.59 0.55 0.24 1.37 0.12 0.25 0.23 0.61 0.13 0.15 0.60 1.11 0.88 0.31 0.17 0.13 0.31 1.58 0.96 0.53 0.60 0.36 0.25 0.72 0.31 0.22 0.26 0.94 0.46 0.76 0.40 0.59 0.38 1.57 0.08 0.23 0.32 2.58 1.02 0.34 0.43 0.60 1.02 0.72 0.15 0.44 1.40 1.30 0.26 0.48 0.50 0.94 0.58 0.26 0.45 1.36 2.19 0.34 0.50 0.31 0.67 0.38 3.03 0.20 0.32 1.00 0.30 0.20 0.76 0.36 0.15 0.26 0.70 0.26 0.12 0.25 0.62 0.63 0.28 0.46 0.27 0.53 0.91 0.24 1.42 0.19 0.19 0.51 0.43 0.31 0.17 0.40 0.32 2.34 0.22 0.36 0.65 0.61 0.29 0.55 1.33 0.60 0.55 0.43 0.41 1.02 0.50 0.41 0.66 0.73 0.60 0.38 1.33 0.26 0.49 0.23 1.69 0.14 0.17 0.03 0.11 0.08 0.05 0.68 0.52 5.18 3.32 0.10 5.21 0.98 0.59 10.25 0.58 0.78 0.86 1.54 0.56 0.64 0.18 0.22 0.20 0.43 0.66 0.13 0.13 0.18 0.41 0.18 0.18 0.32 0.27 0.03 0.00 0.37 0.01 0.00 0.00 0.00 0.26 1.56 1.38 2.47 4.02 5.13 0.48 0.62 0.20 0.00 19.67 0.08 0.48 1.52 0.35 0.10 0.05 0.03 0.11 0.04 3.31 12.74 0.09 0.28 0.05 0.05 0.21 0.22 2.75 0.98 1.04 0.11 0.12 0.26 0.08 0.06 0.04 0.07 0.09 0.30 0.29 2.53 2.76 0.17 0.31 0.11 0.40 0.16 0.82 0.94 0.08 0.11 0.03 0.03 0.27 0.27 0.77 0.00 0.26 0.00 0.00 0.00 0.2 2.6 Calculation Summary Project: LOS GATOS Description CalcType Units Avg Max Min Avg/Min Max/Min GARDEN LANE Illuminance Fc 0.12 1.18 0.00 N.A.N.A. OPEN SPACE AREA Illuminance Fc 2.49 44.37 0.00 N.A.N.A. PARKING LOT Illuminance Fc 0.61 4.69 0.01 61.00 469.00 PATHWAYS Illuminance Fc 4.34 22.52 0.00 N.A.N.A. PRIVATE STREET Illuminance Fc 0.60 3.03 0.08 7.50 37.88 Luminaire Schedule - LED Project: LOS GATOS Symbol Qty Label Arrangement LLF Luminaire Lumens Luminaire Watts Description Filename 2 EX Single 0.900 3300 27 EXISTING COBRAHEAD BY OTHERS @ 30' + 6' ARM RSWS-B-HT-2ME-3L-30K7-UL-xx-N_ CONFIGURED.ies 5 SL1 Single 0.900 1928 25 LOUIS POULSEN TOLDBOD 11.4 - 3K @ 10.5' LC US_Light_Measurement_TOPT_11.4_30K_ A0270_louis_poulsen.ies 55 SL2-2 Single 0.900 726 10.77 AFX SATW091508Lxx @ 8'SATW091508Lxx_IES.IES 24 SL2B Single 0.900 1157 20.2111 BK LIGHTING UO-LED-4000K-WW-1-42-WHP-INC-MT UO-LED-X141-WW-1-42-13819078.05.ies AGI32 VERSION 21.2AGI (C) 2024 LIGHTING ANALYSTS, INC.10268 W. CENTENNIAL ROAD, SUITE 202LITTLETON, CO 80127 * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * * SALES REPRESENTATIVE: ALR; KRISTIAN REYES differences will occur between measured values and calculated values.lighting calculations. If the real environment conditions do not match the input data,dimensions, reflectances, furniture and architectural elements significantly affect thevariations. Input data used to generate the attached calculations such as roommeasurement techniques and field conditions such as voltage and temperaturetolerances in calculation methods, testing procedures, component performance,Some differences between measured values and calculated results may occur due toCalculations have been performed according to IES standards and good practice. BY: APPLICATIONS ENGINEERING; RAMON ZAPATA REPORT FOR: TARRARL UTILITY CONSULTANTS PHONE: (510) 638-0158 - FAX (510) 638-2908OAKLAND, CA 94621P.O. BOX 22657777 PARDEE LANEASSOCIATED LIGHTING REPRESENTATIVES, INC ALL VALUES SHOWN ARE MAINTAINED HORIZONTAL FOOTCANDLES AT GRADE LAMP, BALLAST, ELECTRICAL, AND SITE CHARACTERISTICS.LAMP, RATINGS, FIELD PERFORMANCE WILL DEPEND ON ACTUALIS BASED ON ESTABLISHED IES PROCEDURES AND PUBLISHEDPHOTOMETRIC DATA USED AS INPUT FOR THESE CALCULATIONS DATE 10.22.20241" = 20'1 OF 1 7 REVSHEETSCALE PROJECT DESCRIPTION DRAWING NO. / INPUT FILE LOS GATOS . 22887REY-R7.DWG / 22887REY-R7.A32 Page 388